Professional Documents
Culture Documents
Commissioning Plan: For The
Commissioning Plan: For The
For The
PROJECT NAME
Commissioning Plan Overview
The purpose of the Commissioning Plan is to provide a clear and concise roadmap for the implementation of the commissioning process and to provide a
record of the results of the commissioning process. Since the Commissioning Plan contains the results of the process, it can be considered a living
document where the results are added throughout the process. Therefore, to simplify the upkeep of the document, the basic process and procedures to be
followed throughout the project are detailed in the main body of the Commissioning Plan. The materials and information that are developed during the
commissioning process are included in the appendices.
Systems to Be Commissioned
The systems and equipment to be commissioned are outlined in the table below.
Systems to Be Commissioned
Pre‐Functional Equipment Functional
System Sampling Rate Remarks
Checklists Startup Testing
Div 22 ‐ Plumbing
Domestic Cold/Hot Water Heaters Yes Yes Yes 100% P, BAS
Div 23 – HVAC
Air Handling Units Yes Yes Yes 100% H, P, E, BAS, TAB
Heating Water/Chilled Water Coils Yes Yes Yes 100% H, P, BAS, TAB
Pipe Correctly
Chilled Water System Yes Yes Yes 100% H, P, E, BAS, TAB
Computer Room HVAC Systems Yes Yes Yes 100% H, E, BAS, TAB
Div 26 – Electrical
Yes Yes Yes 100% E
Utility service entrance Switchgear
Yes Yes Yes 100% E
Standby Generator Systems
Yes Yes Yes 100% E
Generator Paralleling Switchgear
Yes Yes Yes 100% E
Generator Power Distribution Systems
Yes Yes Yes 100% E
Utility Power Unit Substations
Yes Yes Yes 100% E
Generator Power Unit Substations
Yes Yes Yes 100% E
Automatic Transfer Switches
Yes Yes Yes TBD E
Normal Power Distribution Systems
Yes Yes Yes 100%
Life Safety Power Distribution E
Systems
Document Prepared by: Submitted to: Copies to: Comments
Document Prepared by: Submitted to: Copies to: Comments
Document Prepared by: Submitted to: Copies to: Comments
GC
Submittals and Shop Drawings on CM CxA Submittals and shop Drawings are
Commissioned Systems submitted to the Design Team as separate
GC
submission
HC
PC
EC
Submittal and Shop Drawing Comment Log CxA CM Design team comments and/or approval
provided separately
GC
HC
PC
EC
Construction Phase Controls Meeting CxA Owner Design
Minutes Team
BAS
HC
Pre-Functional Checklists CxA Owner GC
CM PC
HC
EC
Document Prepared by: Submitted to: Copies to: Comments
Document Prepared by: Submitted to: Copies to: Comments
PC
EC
BAS
Preliminary Functional Test Procedure Owner CxA
Comments
CM
GC
HC
PC
EC
BAS
Final Functional Test Procedures CxA Owner
CM
GC
HC
PC
EC
BAS
Executed Functional Test Procedures CxA Owner
Document Prepared by: Submitted to: Copies to: Comments
Document Prepared by: Submitted to: Copies to: Comments
GC
Warranty and Closeout Comment Log CxA CM Owner
Design Team GC
Systems Functional Testing and Field CxA Owner CM
Reports
GC
HC
PC
EC
Design
Document Prepared by: Submitted to: Copies to: Comments
Team
Document Prepared by: Submitted to: Copies to: Comments
Document Prepared by: Submitted to: Copies to: Comments
Design Review Design Review the Design Narrative Owner Receive and distribute Basis of Design documents to CxA.
Narrative
CM
Design Commissioning Prepare Commissioning Owner Review, comment and approve Cx specifications as part
Specifications Specifications of project manual review.
CM
TAB None.
Construction Review Commissioning agent will review Owner Receive and distribute Contractor Startup Reports.
Contractor selected equipment startup reports
Equipment prepared by installing contractor.
CxA Witness selected contractor equipment startups.
Startup Reports
Commissioning Agent will witness
selected equipment startup Review selected Contractor Startup Reports.
procedures. Seven days prior Provide comment log to Owner.
notice is required to schedule
commissioning agent witnessing Design Team Review Contractor Startup Reports.
the startup.
cm Complete Contractor Startup Reports.
Construction Prepare Based on final construction Owner Review preliminary Functional Test Procedures.
Functional Test documents (including applicable
Procedures changes), and approved submittals,
CM Provide comments to CxA.
prepare Functional Test
Procedures for systems to be
CxA Prepare preliminary Functional Test Procedures.
commissioned. Draft Functional
Test Procedures will be issued for Issue to Contractor and BAS.
review by owner, installing
contractors and BAS Vendor. Incorporate comments into final Functional Test
Procedures as necessary.
Final Functional Test Procedures
will be prepared incorporating Design Team None.
review comments received from
owner, contractors or BAS CM Distribute preliminary Functional Test Procedures to MC,
Vendor. GC EC and other installing sub-contractors.
Review preliminary Functional Test Procedures.
Provide comments to CxA.
BAS Review preliminary Functional Test Procedures.
Provide comments to CxA.
Construction TAB Plan Review HVAC systems Test and Owner Distribute TAB Plan to CxA and Design Team.
Review Balance Plan prepared by the TAB
CM
Vendor. Review will be to
determine general conformance
with owner's requirements.
CxA Review TAB Plan.
Provide comment log to Owner, CM and TAB.
Design Team Review and approve TAB Plan.
TAB None.
Construction Prepare Prepare detailed systems manuals Owner Review and approve Systems Manuals.
Systems for commissioned systems. The
Manuals for manuals will provide operating
commissioned staff the information needed to CxA Using O & M Manuals, Basis of Design, and Construction
systems understand and optimally operate Documents, prepares Systems Manual.
the commissioned systems. The
manuals will describe system
design, components, capacity and
sequences of operations. Manuals
will include descriptions of
interactions with other systems and
common systems failure modes Design Team Provide Single Line Diagrams and System Narratives.
and responses.
Construction Review Review contractor and Owner Schedule and facilitate training sessions.
Training Plans manufacturer training plans ad
agendas for general conformance
CM Maintenance staff attends training sessions.
with specifications and owner's
PC
EC
BAS Conduct BAS training sessions.
TAB None.
Construction Warranty Review contractor's and Owner Distribute warranty documents to Maintenance Staff.
Review manufacturer's warranties for
general conformance with
CM Review and approve warranty documents.
specifications and owner's
requirements.
CxA Review warranty documents.
Provide comment log.
Design Team Review warranty documents and provide comments.
CM Prepare and issue warranty documents.
Incorporate comments into final warranty documents.
TAB None.
Warranty Post- Return to the project Owner Schedule and facilitate Warranty Checkup Visit.
Occupancy approximately 10 months into the
Warranty 12 month warranty period to
CM Direct GC & BAS to provide corrective action for
Checkup review the building operation with Warranty claims.
the facility staff and discuss
outstanding issues related to
commissioning and outstanding
warranty issues. Provide
suggestions for improvements.
Assist facility staff in developing
reports, documents and requests
for service to remedy outstanding
problems.
TAB None.
Warranty Final Amend Final Commissioning Owner Review and approve Commissioning Agent
Commissioning Report to document the Warranty Amendment.
Report Phase commissioning activities
Amendment CxA Prepare Final Report Amendment to document
Warranty phase commissioning activities.
The following is a general outline of the Commissioning Schedule for the commissioning tasks that will be performed on the project site or at
the Commissioning Agent Offices:
Commissioning Schedule
Project Phrase Task Duration Schedule Predecessors
Construction Duration Schedule None Issued as part of Final Preliminary construction schedule
for Commissioning Plan
Commissioning
Activities
Construction Submittal and None Issued as part of Final Final Construction Document plans and
Shop Drawing Commissioning Plan specifications
Request List
Construction Submittal and 2 weeks Comment log issued 2 weeks Receipt of submittal or shop drawings.
Shop Drawing after receipt of shop drawings Comment log will be updated after receipt of
Review and submittals each requested submittal.
Construction Controls Meeting 1 day Scheduled by Owner and CM Receive major HVAC equipment submittals.
Meeting notes issued 1 week Receive BAS submittal with sequence of
Commissioning Plan – Nov 2013 Date Page 1.38
Commissioning Schedule
Project Phrase Task Duration Schedule Predecessors
Construction TAB Review 2 weeks Comment log issued 2 weeks Receive TAB Plan
after receiving TAB Plan
Construction TAB Report 2 weeks Comment log issued 2 weeks Receive TAB Report
Medical Gas System TBD 1 week prior Installation Complete Review of Installation during site
notice by PC observation visits and review of test
reports
Trap Primers TBD 1 week prior Installation Complete Review of Installation during site
notice by PC observation visits and verify
operation
Mechanical Systems
Air Handling Units 1 day per AHU 1 week prior Pre-Functional Checklist, Equipment Functional testing of all air
notice of startup startup, BAS Controls Operational, handling units
by HC TAB air & water balance
Functional Testing
TBD
OR Air Handling 1 day per AHU 1 week prior Pre-Functional Checklist, Equipment Functional testing of OR air
System notice of startup startup, BAS Controls Operational, handling units
by HC TAB air & water balance
Functional Testing
TBD
Makeup Air Unit 4 Hours 1 week prior Pre-Functional Checklist, Equipment Functional testing of makeup air
notice of startup startup, BAS Controls Operational, unit
by HC TAB air & water balance
Exhaust Fans 1 -2 hours per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
system notice of startup startup, Controls & BAS Interface Functional testing of a
by HC Operational, TAB air balance representative sampling of
equipment in conjunction with
testing air handling units or other
systems
Laboratory Exhaust 1 day per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
System system notice of startup startup, Controls & BAS Interface
by HC Operational, TAB air balance
Laboratory 1 day per 1 week prior Pre-Functional Checklist, Equipment Witness selected equipment startup.
Ventilation System system notice of startup startup, Controls & BAS Interface
by HC Operational, TAB air balance
Reheat Coils Tested with 1 week prior Pre-Functional Checklist, Equipment Functional testing of a
VAV Boxes notice of startup startup, Controls & BAS Interface representative sampling of
by HC Operational, TAB complete equipment
Computer Room 1 Day per 1 week prior Pre-Functional Checklist, Equipment Functional testing of equipment and
HVAC Systems System notice by HC startup, Controls & BAS Interface controls
Operational, TAB air and water
balance
TAB 4 Hours 1 week prior TAB activities complete Verification of TAB measurements
notice by HC on representative sampling quantity
Minimum – copy of preliminary
balance report
Ductwork 1 day 1 week prior Ductwork complete Witness selected duct pressure
notice by HC testing
Piping 1 Day 1 week prior Piping Complete Witness selected Flushing and
notice by HC Pressure testing
Electrical Systems
Grounding & 1 day 1 week prior notice Witness 3rd party ground
Bonding Electrical of 3rd party testing resistance testing
Systems by CPM