• BUILDING COMMISSIONING

Building Commissioning is the process of verifying, in new construction, that all the subsystems for HVAC, plumbing, electrical, fire/life safety, building envelopes, interior systems (example laboratory units), cogeneration, utility plants, sustainable systems, lighting, wastewater, controls, and building security achieve the owner’s project requirements as intended by the building owner and as designed by the building architects and engineers.

Commissioning and Testing is a quality-focused process necessary for both non-complex and complex modern construction projects. Normally the initial commissioning team and a team leader (typically known as the commissioning authority) is involved from project initiation through one year of occupancy. There is an on-going building enhancing and commissioning program and team for the life of the building. While the service methodology can vary from owner to owner and project to project, the basic formula for a successful building commissioning process involves a synergy team from pre-design to develop the owner’s project requirements (OPR), commissioning scope and plan, including benchmarks for success, review of design documents and checklists for achieving the Owner’s Project Requirements (OPR), development of checklists and verifying a sample of construction checklists and submittals, developing training needs and evaluating training delivered by the contractors, witnessing and verifying construction phase tests, and periodic site observations during the construction phase, and performing commissioning functional testing as the project nears completion. While the practice of building commissioning process is still fairly new in the construction industry, it has quickly become common practice as building owners and developers try to get more out of their investment. The commissioning process main goal is to improve a project from the design phase through post construction and occupancy.

• (CxA) COMMISSIONING AUTHORITY or AGENT

 

An “independent third-party commissioning agent” has been highly regarded as providing benefit to almost every project. To provide any benefit the facility, systems, and equipment must be thoroughly designed, submitted to, and approved by a responsible, thorough, professional design team to function correctly. The design team incorporates the documented owner’s program of requirements (OPR) which identifies the owner’s systems, equipment, materials, control, and expected performance. The design team identifies and documents the project basis of design (BOD) which specifically identifies the OPR items, how each was implemented in the design (or modified), and the final design basis for systems, equipment, materials, control, and performance standard.

The fast track nature of the design and construction process potentially leads to missed planning, design, and even construction items. Items missed during the design and construction process can often be identified by the CxA during development of the functional performance test procedures or during functional performance testing.

The commissioning team, led by the CxA, has a primary objective of verifying proper installation, operation, and performance based on the project design (BOD) and the OPR. The commissioning of the facility, systems, and/or equipment provides verification, identifies issues/discrepancies, and if designed and constructed properly, ultimately enhances the facility total quality, control, performance, and efficiency which in turn provides increased sustainability.