Design Phase

  1. Assemble commissioning team, hold a scoping meeting, and identify responsibilities.
  2. Review the Preliminary Commissioning Plan developed by the GSA Project Manager (PM) during the Planning Phase and fill in additional detail including team member responsibilities and directory, communication structure, specific systems and equipment to be commissioned and commissioning process schedule.
  3. Schedule and lead commissioning meetings as needed with the Commissioning Team
  4. Coordinate the commissioning work during design.
  5. Review Owner’s Project Requirements and Basis of Design documentation for clarity and completeness.
  6. Perform focused reviews of the design, drawings and specifications at various stages of development (during design development and contract document phases), as described in Exhibit 1.
  7. Conduct/facilitate program review meetings at the beginning of each design phase, before any design work is done
  8. Assist and review the development and updating of the Owner’s Project Requirements and Basis of Design by design team members after each design review submission.
  9. Update the Commissioning Plan in preparation for Construction Stage.
  10. Develop full commissioning specifications for all commissioned equipment. Coordinate this with the architect and engineers and integrate the commissioning specifications into the overall project specification package. One or more of the following documents can be used as a guide for content, rigor and format:
    1) Model Commissioning Plan and Guide Specifications, USDOE/ FEMP; Portland Energy Conservation, Inc. (PECI);
    2) The HVAC Commissioning Process, ASHRAE Guideline 1-1996.
    The PECI Document can be downloaded free at and a copy of the ASHRAE document can be obtained by contacting ASHRAE at 404-636-8400.

    A. The commissioning specification will include general commissioning requirements common to all systems and assemblies and a detailed description of the responsibilities of all parties, details of the commissioning process; reporting and documentation requirements, including formats; alerts to coordination issues, deficiency resolution; construction checklist and start-up requirements; the functional testing process; specific functional test requirements, including testing conditions and acceptance criteria for each piece of equipment being commissioned.

    B. The specifications will clearly indicate who is witnessing and documenting start-up of each commissioned system. The specifications will be clear as to who is writing, directing, conducting and documenting functional tests and regulatory-required tests. This may vary between systems, especially between electrical and mechanical. Provide language to enhance current project specifications to ensure comprehensive controls submittals, full control contractor accountability for documented point-to-point checkout and commissioning participation, comprehensive test, adjusting and balancing, full contractor documentation of start-up and superior training and Operations & Maintenance (O&M) manual documentation.
  11. Review the project specifications and provide comments and additional language, as needed, to the contractor qualifications, submittal requirements, test, adjust and balance specifications, training requirements and operations and maintenance and system manual requirements.
  12. Coordinate a controls integration meeting where the electrical engineers, fire protection engineers, mechanical engineers, GSA representative, and the Commissioning Agent (CxA) discuss integration issues between equipment, systems and disciplines to ensure that integration issues and responsibilities are clearly described in the specifications.
  13. Participate in a value engineering / management workshop.
  14. Review and make recommendations from the value engineering / management workshop for commissioning and O&M issues.
  15. Review the recommendations from the constructability review for commissioning and O&M issues.
  16. Write step-by-step functional test procedures and documentation formats for all commissioned equipment and assemblies. Test procedures will include manual functional testing, energy management control system trending and may include stand-alone data-logger monitoring.
  17. 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. Plan to assist the GSA Fire Protection Engineer or their designated representative in those tests. 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.

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