Construction Phase

  1. Coordinate and direct the commissioning activities in a logical, sequential and efficient manner using consistent protocols and forms, centralized documentation, clear and regular communications and consultations with all necessary parties, frequently updated timelines and schedules and technical expertise.
  2. Coordinate the commissioning work with the design team and construction manager, to ensure that commissioning activities are being incorporated into the master schedule.
  3. Revise, as necessary, the construction phase commissioning plan developed during design, including scope and schedule.
  4. Plan and conduct commissioning meetings as needed and distribute minutes.
  5. Request and review additional information required to perform commissioning tasks, including Operations & Maintenance (O&M) materials, contractor start-up and checkout procedures. Before start-up, gather and review the current control sequences and interlocks and work with contractors and design engineers until sufficient clarity has been obtained, in writing, to be able to write detailed testing procedures.
  6. Review submittals applicable to systems being commissioned for compliance with commissioning needs, concurrent with the design team and Construction Manager reviews.
  7. Review requests for information and change orders for impact on commissioning and GSA objectives.
  8. Review coordination drawings to ensure that trades are making a reasonable effort to coordinate.
  9. Write and distribute construction checklists for commissioned equipment.
  10. Develop an enhanced start-up and initial systems checkout plan with contractors for selected equipment.
  11. Perform site visits, as necessary, to observe component and system installations. Attend selected planning and job-site meetings to obtain information on construction progress. Review construction meeting minutes for revisions/ substitutions relating to the commissioning process. Assist in resolving any discrepancies.
  12. Witness Heating Ventilating and Air Conditioning (HVAC) piping pressure test and flushing, sufficient to be confident that proper procedures were followed. Include testing documentation in the Commissioning Record.
  13. Witness any ductwork testing and cleaning sufficient to be confident that proper procedures were followed. Include documentation in the Commissioning Record.
  14. Document construction checklist completion by reviewing completed construction checklists and by selected site observation.
  15. Document systems start-up by reviewing start-up reports and by selected site observation.
  16. Approve air and water systems balancing by spot testing and by reviewing completed reports and by selected site observation.
  17. Coordinate functional testing for all commissioned systems and assemblies. Witness and document manual functional performance tests performed by the Construction Contractor for all commissioned systems and assemblies, except: a) some smaller equipment may be tested and documented by the Construction Contractor at the Commissioning Agent’s discretion, b) electrical equipment testing and regulated testing may be directed and documented by the Construction Contractor with only spot witnessing and report review by the Commissioning Agent.

    The functional testing shall include operating the system and components through each of the written sequences of operation, and other significant modes and sequences, including start-up, shutdown, unoccupied mode, manual mode, staging, miscellaneous alarms, power failure, security alarm when impacted and interlocks with other systems or equipment. Sensors and actuators shall be calibrated during construction check listing by the installing contractors, and spot-checked by the commissioning provider during functional testing. Analyze functional performance trend logs and monitoring data to verify performance. Coordinate retesting as necessary until satisfactory performance is achieved.

    Tests on respective HVAC equipment shall be executed, if possible, during both the heating and cooling seasons. However, some overwriting of control values to simulate conditions shall be allowed. Functional testing shall be done using conventional manual methods, control system trend logs, and readouts or standalone dataloggers, to provide a high level of confidence in proper system function, as deemed appropriate by the Commissioning Agent and GSA.
  18. After manual testing and initial trouble shooting is complete, monitor system operation and performance for selected data points for up to two weeks by requesting trend logs from the Construction Contractor from the building automation system. For needed system points not able to be trended by the building automation system, furnish and install temporary portable data loggers that will monitor up to 20 points. Analyze monitored data to verify operation and performance and issue a written report. This time frame and monitoring points may be modified to accurately commission the building.
  19. The final acceptance tests of all fire protection and life safety systems shall be witnessed by the GSA Fire Protection Engineer or their designated representative. Testing and commissioning for the fire protection and life safety systems shall be per the requirements of those sections of the specifications and the applicable governing codes and standards. No building or portion thereof shall be occupied until the GSA Fire Protection Engineer has issued a certificate of occupancy. Once the GSA Fire Protection Engineer has ensured that to the best of their knowledge all the fire protection and life safety systems have been completed, inspected, successfully tested and approved and all outstanding fire and life safety deficiencies have been corrected to afford a reasonable degree of safety to the building occupants from fire and similar emergencies, a certificate of occupancy will be issued.
  20. Maintain a master issues log and a separate record of functional testing. Report all issues through the Construction Manager as they occur. Provide through the Construction Manager written progress reports and test results with recommended actions.
  21. Review equipment warranties to ensure that GSA responsibilities are clearly defined.
  22. Facilitate, oversee and review the training of GSA operating personnel. Oversee the videotaping of this training. Attend and participate in key training sessions.
  23. Review and review the preparation of the O&M manuals for commissioned equipment.
  24. Compile a Commissioning Record, which shall include:

A. A brief summary report that includes a list of participants and roles, brief building description, overview of commissioning and testing scope, and a general description of testing and verification methods. For each piece of commissioned equipment, the report shall contain the disposition of the commissioning provider regarding the adequacy of the equipment, documentation and training meeting the contract documents in the following areas:

  1. Equipment meeting the equipment specifications,
  2. Equipment installation,
  3. Functional performance and efficiency,
  4. Equipment documentation, and
  5. Operator training.

B. All outstanding non-compliance items shall be specifically listed. Recommendations for improvement to equipment or operations, future actions, commissioning process changes, etc. shall also be listed. Each noncompliance issue shall be referenced to the specific functional test, inspection, trend log, etc. where the deficiency is documented.

C. Also included in the Commissioning Record shall be the commissioning plan, Owner’s Project Requirements (from GSA PM), Basis of Design (from A/E), commissioning specifications, design review, submittal review, issues log, construction checklists, CxA site visit and Commissioning Team meeting minutes, O&M review, training documentation, test procedures, warranty review and test data reports.

D. A Re commissioning Management Manual which provides guidance and establishes timelines for re commissioning of building systems and components. The format of the Re commissioning Management Manual will closely parallel the Commissioning Plan for the facility.

E. Submit 3 bound text copies of the Commissioning Records with three electronic (CD-ROM) copies, including all information listed in B & C above.

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