SECTION 01 91 13 PART 1 - GENERAL 0.1 A. B. C.

RELATED DOCUMENTS Construction Drawings and general provisions of the contract, including general and supplementary conditions, and Division 01 specification sections, apply to this section. Basis of Design/Design Intent documents Related Sections 2. 3. 4. 5. 0.2 A. Division 01 General Conditions Division 22 Plumbing Division 23 Mechanical Division 26 Electrical

SUMMARY The project shall be constructed utilizing USGBC LEED NC version 2.2 Guidelines. As part of the certification process the project shall be commissioned for both EA Prerequisite 1_ Fundamental Commissioning and EA Credit 3_ Enhanced Commissioning. The purpose of commissioning is to verify that the buildings energy related systems are installed, calibrated and perform according to the owners project requirements, basis of design, and construction documents. The Commissioning Authority (CxA) is TestMarcx and is contracted directly to the Owner. The CxA shall lead the commissioning team, review and oversee the commissioning process. The process of commissioning as defined here-in for HVAC, Plumbing and Electrical system installation, start-up, calibration and functional performance both in detail of testing and in detail of documentation. The director of the commissioning process is the Commissioning Authority. The contractor shall be responsible to provide all aspects of the process of commissioning not provided by the CxA under the direction of the CxA as described in the specification under commissioning responsibilities. Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent, basis of design, construction documents and Owners system operational needs. This is achieved by beginning in the design phase, documenting design intent/basis of design and continuing through construction, building acceptance and the warranty period with actual verification of performance. The commissioning process shall coordinate what have traditionally been separate COMMISIONING GENERAL REQUIREMENTS 01 91 13-1

B.

C.

D.

functions of system documentation, equipment startup, control system calibration, testing and balancing, performance testing and Owner training. 0.3 E. DEFINITIONS: Definition of Terms: 6. 7. Adjustment: To change the speed, flow, position, signal, or level of any piece of mechanical equipment. Basis of Design (BOD) Document: A document, prepared by Architect of Record, that records concepts, calculations, decisions, and product selections used to meet the OPR and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process. Calibration: To check or adjust the graduations of a quantitative measuring instrument against a known standard. Data logging - monitoring flows, currents, status, pressures, etc. of equipment using stand-alone data loggers separate from the control system. Deficiency - a condition in the installation or function of a component, piece of equipment or system that is not in compliance with the Contract Documents (that is, does not comply with the design intent). Design Intent - a dynamic document that provides the explanation of the ideas, concepts and criteria that are considered to be very important to the owner. It is initially the outcome of the programming and conceptual design phases. Facility Control System (FCS): Other common acronyms are DDC (Direct Digital Controls), BAS (Building Automation System), BMS (Building Management System) or FMS (Facility Management System). This is the system providing automation functions for control of the HVAC and mechanical systems as well as alarming, monitoring, trending and interface/integration to related building systems such as fire alarm, security, card access, electrical switchgear, and stand-alone controls for major equipment such as chillers. Functional Performance Testing (FPT): Performed by the contractor and observed by the CxA, this portion of the Commissioning Process involves dynamic tests that ensure that all mechanical systems function in accordance with design intent. The tests are dynamic and on-line and test the systems through all possible modes of operation. Installation Verification: This initial portion of the Commissioning Process includes observations and punch-lists recorded and performed by the Engineer to ensure that all equipment is installed in accordance with the Specifications and Drawings. The Commissioning Authority shall overview this process. COMMISIONING GENERAL REQUIREMENTS 01 91 13-2

8. 9. 10.

11.

12.

13.

14.

15.

16.

Minor Adjustment: To add, subtract, or change various parameters included in the operation logic of a mechanical system or systems in order to improve or optimize operational performance. This refers only to the specified performance logic. Difficulties encountered in accomplishing a minor adjustment shall not be used to define a minor versus a major adjustment. Major Adjustment: To fully change the specified operation logic of a mechanical system or systems. This refers only to the specified performance logic. Difficulties encountered in accomplishing a minor adjustment shall not be used to define a minor versus a major adjustment. OPR: A written document, prepared by Owners Representative that details the functional requirements of Project and expectations of how it will be used and operated. This document includes Project and design goals, measurable performance criteria, budgets, schedules, success criteria, and supporting information. Pre-functional checklists (PFC): Checklist performed by the contractor and provided to the CxA for verification, this portion of the Commissioning Process involves primarily the test and balance and startup personnel to ensure that individual pieces of equipment are capable of performing in accordance with the Specifications, Drawings, and manufacturers requirements. This is documented with a pre-functional checklist provided and completed by the contractor. The Commissioning Authority shall overview this testing. Statistical Sampling. - Functionally testing a statistically representative quantity (i.e. 15%) of identical or near identical pieces of equipment. Subject to 3% failure threshold whereby if there are greater than 3% testing failures within randomly chosen equipment, the testing shall be noted as failed. The Contractor shall re-verify the startup and checkout of 100% of the equipment. An additional identical statistically representative quantity of equipment shall again be tested which shall include a retest of 25% of the failed equipment and 75% randomly chosen untested equipment. This shall be repeated until the testing is noted as passing. Any proposed statistical sampling shall be identified in the construction phase commissioning plan and approved by the CxA. System Component or System Element: A single piece of mechanical equipment such as a pump, fan, chiller, boiler, coil, etc. that when combined together through piping or ductwork will comprise a System. System: A combination of system components that allow the manufacture or distribution of conditioned air or water from one location to another. Tuning: To adjust for maximum performance.

17.

18.

19.

20. 21.

22.

23. 24.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-3

0.4 A.

COMMISSIONING TEAM A. Coordination and management: The Commissioning Authority Firm (CxA) shall provide overall coordination and management of the commissioning program as specified herein. The commissioning process will require cooperation of the Contractor, subcontractors, vendors, Architectural Engineering firm, Commissioning Authority and Owner. The commissioning team shall be comprised of the following: 25. 26. 27. 28. 29. 30. 31. Contractor: Project manager and MEP coordinator. Subcontractors: As required by the prime contractor. Manufacturers factory engineers: As specified elsewhere. Commissioning Authority Construction Management Engineer Owner Construction Observers Architectural/Engineering Representatives

B. C.

0.5 A.

COMMISSIONING RESPONSIBILITIES Commissioning Authority Firm (CxA): The CxA Responsibilities include, but are not limited to: 32. General Tasks: a. b. c. d. e. f. g. 33. Coordinate, schedule and manage the commissioning activities. Assist the Contractor to coordinate all Sub Contractor commissioning activities. Obtain, assemble and submit commissioning documentation. Attend periodic on-site commissioning meetings and activities Review contractors submittals, O&M manuals and training plan Verify contractor training Maintain Issues and Resolutions Logs

Commissioning Documentation Development Tasks: a. Develop the commissioning plan and schedule.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-4

b. c. d. e. f. 34.

Develop detailed pre-functional check lists (see attachment sample) Develop detailed functional performance test procedures (seeattachment sample). Coordinate locations of test ports required for Commissioning on schematics, contractors shop drawings and during installation. Conduct and coordinate the installation verification inspections and testing with the Engineer, AE, CME and Owner Construction Observers. Prepare and submit the Commissioning Reports.

Pre-Functional Testing Tasks: a. b. Assist and witness selected start-up activities and pre-functional testing. Monitor the performance of the Test, Adjust and Balance contractor.

35.

Functional Performance Testing Tasks: a. Direct the functional performance testing by contractor. Observe testing of all systems to provide complete confidence in the systems. The tests will include the interaction of commissioned systems between individual components, sub-systems and complete building systems under both normal and emergency power conditions. Ensure that necessary test instrumentation is provided by the contractor and is available during functional performance testing and instruments meet quality and calibration requirements and are in good working order. Enforce system compliance and suggest modifications to the system design that will correct or enhance the system performance. Coordinate witnessing of the tests by the owner. Track commissioning deficiencies until correction and retesting are successfully completed. Assist the Commissioning Team in determining the cause of failure. Coordinate off season testing and warranty review phase prior to 10th month of occupancy.

b.

c. d. e.

f. B. Owner: 36.

Construction and Acceptance Phase: a. Facilitate the coordination of the commissioning work by the CA, and, with the GC and Owner, ensure that commissioning activities are being scheduled into the project master scheduling program and update as required. COMMISIONING GENERAL REQUIREMENTS 01 91 13-5

b. c. d. e.

Review and approve the final Commissioning PlanConstruction Phase. Attend a commissioning scoping meeting and other commissioning team meetings. Perform the normal review of Contractor submittals. Furnish a copy of all construction documents, addenda, change orders and approved submittals and shop drawings related to commissioned equipment to the CA. When necessary, observe and witness pre-functional checklists, startup and functional testing of selected equipment. Review commissioning progress and deficiency reports. Coordinate the resolution of non-compliance and design deficiencies identified in all phases of commissioning. Sign-off (final approval) on individual commissioning tests as completed and passing. Recommend completion of the commissioning process to the Project Manager. Assist the GC in coordinating the training of owner personnel.

f. g. h. i.

j. B.

Architect Engineering Firm (A/E) 37. Design & Construction Period: a. b. Attend the commissioning scope meeting and selected commissioning team meetings. Participate and coordinate resolution of system deficiencies (which are related to possible design deficiencies) identified during commissioning, according to the contract documents. Provide any design narrative and sequences documentation requested by the CxA. The designers shall assist (along with the contractors) in clarifying the operation and control of commissioned equipment in areas where the specifications control drawings or equipment documentation is not sufficient for writing detailed testing procedures. Participate in the resolution of potential design concerns as discovered during the commissioning process.

c.

d. 38.

Warranty Period:Participate and coordinate the resolution of non-compliance, non-conformance and design deficiencies identified during commissioning during warranty-period commissioning.

A.

Mechanical and Electrical Designers/Engineers (of the A/E) 39. Construction and Acceptance Phase COMMISIONING GENERAL REQUIREMENTS 01 91 13-6

a.

Perform normal submittal review, construction observation, as-built drawing preparation, etc., as contracted. One site observation should be completed just prior to system startup. Provide any design narrative and sequences documentation requested by the CA. The designers shall assist (along with the contractors) in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures. Attend commissioning scoping commissioning team meetings. meetings and other selected

b.

c. d. e. f. g. h. i. 40.

Participate in the resolution of system deficiencies identified during commissioning, according to the contract documents. Review the pre-functional checklists for major pieces of equipment for sufficiency prior to their use. The Design Engineer shall be responsible for the observations and checklists for the Installation Verification. Additional calculation and investigation of design adjustments needs by the Engineers as defined by the Commissioning Authority. Review the functional test procedure forms for major pieces of equipment for sufficiency prior to their use. Witness testing of selected pieces of equipment and systems:

Warranty Period: Participate in the resolution of non-compliance, nonconformance and design deficiencies identified during commissioning during warranty-period commissioning.

A.

Contractor (GC) 41. Design & Construction Period: a. Facilitate the coordination of the commissioning work by the CxA, and ensure that commissioning activities are being scheduled into the projects master CPM schedule. Include the cost of commissioning in the total contract price. Coordinate with subcontractors to make sure cost of commissioning is included. In each purchase order or subcontract written, include requirements for submittal data, O&M data, commissioning tasks and training. Ensure that all Subcontractors execute their commissioning responsibilities including completion of the pre-functional checklist and test and balance, prior to functional testing and correction of deficiencies according to the COMMISIONING GENERAL REQUIREMENTS 01 91 13-7

b. c. d.

contract documents, commissioning plan and schedule, O&M manual, training planning and execution. e. Ensure that all Subcontractors have qualified personnel to assist the CxA by performing all of the commissioning functional test procedures and retesting as required until successful completion. A representative shall attend a commissioning scope meeting scheduled by the CxA and all other necessary meetings scheduled by the CxA to facilitate the Cx process. Coordinate the activities of all contractors, subcontractors and vendor personnel, required to complete submittals of the O&M manual and training plan and training of Owner personnel in accordance with the requirements of the Specifications and the Training Agenda. Prepare and submit to the commissioning authority the Commissioned equipment submittals, O&M manuals, systems manual documents, warranty information and training plan according to the Contract Documents, including clarifying and updating the original sequences of operation to as-built conditions. Provide an electronic copy of commissioned systems submittals, O&M manuals, training materials and warranty information. Assist in coordination of off season testing and warranty review as required to verify system performance under off season conditions.

f.

g.

h.

i. 42.

Warranty Period a. Ensure that Subs execute seasonal or deferred functional performance testing, witnessed by the CA, according to the specifications prior to the 10th month of occupancy. Ensure that Subs correct deficiencies and make necessary adjustments to O&M manuals, systems manual documents and as-built drawings for applicable issues identified in any seasonal testing. Attend a warranty review meeting with the CxA prior to the 10 th month of occupancy.

b.

c. B.

Contractors and Subcontractors 43. Construction Period: a. b. c. Cooperate with the CxA to complete commissioning activities. Include the cost of commissioning by the GC in the total subcontract price. Prepare and submit the O&M manuals, and systems manual documents according to the Contract Documents, including clarifying and updating the original sequences of operation to as-built conditions. Provide a written COMMISIONING GENERAL REQUIREMENTS 01 91 13-8

narrative of sequences of operations for all equipment including controls systems and any documentation requested by the CA. d. The contractors shall assist in clarifying the operation and control of commissioned equipment in areas where the specifications, control drawings or equipment documentation is not sufficient for writing detailed testing procedures. The Contractor shall be responsible for completing the signoff of the Prefunctional Testing checklists, and start-up procedure performed prior to balancing as defined in Part 2 of this specification. The contractor shall complete the startup checklists and pre-functional test forms, test and balance prior to functional testing. The Contractor shall be responsible for providing any technical personnel required for physical operation, testing, and simulation of control sequences for each piece of controlled equipment as required by the Commissioning Authority during the Functional Performance Testing. This shall include service personnel and vendors, the temperature control engineering and technical startup crew, mechanical contracting service personnel for miscellaneous mechanical equipment, and balancing contractor personnel. To the extent possible, these personnel will be scheduled. Provide any testing equipment, tools or devices required to simulate actual full load conditions. Additional calibration and adjustment of the mechanical equipment included in each mechanical system for proper operation under actual operation as defined by the Commissioning Authority. Additional testing, calibration, adjustment, tuning, and minor adjustments to the temperature controls system sequences for proper operation under actual operation as defined by the Commissioning Authority. Additional testing, calibration and adjustment of the mechanical water and air flows of each mechanical system for proper operation under actual operation as defined contract documents and observed by the Commissioning Authority. Review final construction phase commissioning plan procedures for equipment installed, training and functional testing required under the particular subcontract. Assist in preparation of the training plan and provide training services as specified under each section and provide a detailed training plan that shall include contractors information, specification section, trainers qualification, subject, training duration and preliminary schedule. Provide a copy of the O&M manual and review as part of the training class for each piece of equipment. COMMISIONING GENERAL REQUIREMENTS 01 91 13-9

e.

f. g.

h. i.

j.

k.

l.

m.

44.

Warranty Period a. Provide seasonal or deferred functional performance testing if required, witnessed by the CA prior to 10th month of occupancy, according to the specifications. Correct deficiencies and make necessary adjustments to O&M manuals and as-built drawings for applicable issues identified in any seasonal testing.

b.

B.

Equipment Suppliers and Vendors 45. Provide all requested submittal data, including detailed narrative of system operation, start-up procedures and specific responsibilities of the Owner to keep warranties in force. Assist in equipment testing as required to demonstrate the operation and performance of the equipment provided. Include all special tools and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment according to these Contract Documents. Through the contractors they supply products to, analyze specified products and verify that the designer has specified the newest most updated equipment reasonable for this projects scope and budget. Provide information requested by CA regarding equipment sequence of operation and testing procedures. Provide detailed operating instructions; recommend a schedule of maintenance, requirements and frequency if not already included. Review test procedures for equipment installed by factory representatives.

46. 47.

48.

49. 50. 51. 0.6 A. B.

SUBMITTALS Commissioning Plan Construction Phase: Contractor shall review the commissioning plan as submitted by the CxA. Within 90 calendar days of issue of construction phase contract and receipt of contractor submittals, the CxA shall submit a preliminary construction phase commissioning plan to identify how commissioning activities will be integrated into general construction and trade activities. The commissioning shall become part of the contractors construction schedule. The plan is the key means for the CxA to inform all parties as to how each system functions, independently and with respect to other systems. The plan shall be updated regularly and redistributed to the commissioning team for review and comment. The intent of this plan is to evoke questions, expose issues, and resolve them with input from the entire commissioning team early in construction. The commissioning plan shall identify how commissioning COMMISIONING GENERAL REQUIREMENTS 01 91 13-10

responsibilities are distributed. The CxAs commissioning plan shall include the following sections: 52. Executive Summary: Provides a description of the Commissioning Goals and objectives, general project information, systems to be commissioned, team, protocol, meetings, management, and a description of the commissioning activities. Commissioning Team: Provides a listing of all commissioning team members including the names, addresses, and office/fax/cell phones number or the owner, commissioning authority, architect, mechanical engineer, electrical engineer, general contractor, mechanical contractor, electrical contractor, controls contractor, fire alarm system contractor and test & balance contractor. System Overview: Provides a listing of design weather data, design parameters and all mechanical and electrical systems equipment data. Overview of Testing Program Procedures: Provides a detailed description of the testing plan and procedures that will be implemented during the commissioning process. Record Document - Sequences of Operation: Provides a detailed sequence of operation that is utilized for testing purposes. The final commissioning report shall describe any modifications to the engineer specified sequences of operation. Pre-Functional Testing Checklists: Provides pre-functional testing checklist forms to the contracting team for each individual piece of mechanical equipment. The forms shall describe all events required to fully start-up a piece of equipment. Functional Testing Procedures & Data Forms: Provides complete and detailed functional performance testing procedures required to fully test the entire system including the following: a. Each procedure shall have a unique alphanumeric designator consisting of the applicable functional performance test procedure designator followed by a dash digit suffix to distinguish multiple repetitions of the same procedure. The same procedure may be applied to multiple identical pieces of equipment or systems. The testing for a System may be grouped into a single large test or broken down into multiple individual tests that are designed to be executed independently from each other as the construction phasing permits, but in combination will completely test all modes of operation and functionality. Identify instrumentation required for each test and who will provide it. State the Testing Objective: This shall include, for example, the design criteria, design intent/basis of design, code requirements, specifics of the COMMISIONING GENERAL REQUIREMENTS 01 91 13-11

53.

54. 55.

56.

57.

58.

b. c.

d. e.

equipment to be provided, sequences of operation, specification section, operating priorities, protocols, etc. Some of these items will be provided to the CxA with the construction package and may be copied or referenced. f. g. Identify the initial values for all set points and inputs, positions of adjustable devices, valves, dampers, and switches. For each Testing Objective, provide sufficient step-by-step testing events with corresponding expected results such that a clear pass/fail result can be documented. FPT procedures shall be written to allow a test to be repeated under identical conditions with repeatable results. Include space to record: Description of the procedure; whether the form is for a retest of a failed procedure; identification and location of the equipment being tested; identification of instrumentation used by serial number; observed conditions at each step of the procedure; acceptable results as specified elsewhere; date of the test; names of technicians performing the procedure; name and signature of the CxA

h.

59.

Samples of commissioning forms including: a. Deficiencies and Issues Log: Provide a sample functional performance test deficiency report form. Include space to record: Associated functional performance test data form number; date of test; name of person reporting the deficiency; description of the observations associated with the failure of the test; cause of the failure, if apparent at the time of the test; date and description of corrective action taken; name and signature of person taking corrective action; and schedule for retest. Daily Log: Provide a blank log as an example. Meeting Minutes: Provide a blank log as an example.

b. c. 60.

Commissioning schedule: Submit within 30 calendar days after the Commissioning scoping meeting with the Contracting Team.

0.7 A. B.

SCHEDULE Commissioning schedule: Integrate functional performance testing and commissioning requirements into the master construction schedule. Commissioning scheduling is the responsibility of the Contractor. 61. Commissioning meetings as required, increasing in frequency as installation of commissioned systems progresses starting with monthly site observation and meetings once the contractors have begun to rough in the commissioned systems. Eight weeks prior to the beginning of start-up bi weekly commissioning meetings and planning of startup and functional performance testingactivities, update the schedule of commissioning. COMMISIONING GENERAL REQUIREMENTS 01 91 13-12

62.

63.

Two weeks prior to the beginning of start-up testing activities, provide a detailed two-week look-ahead schedule. Thereafter, update the two-week look-ahead schedule weekly for the duration of commissioning for that construction phase. The two-week look-ahead schedule shall identify the date, time, beginning location, contractor personnel required, and anticipated duration for each startup or test activity. Functional testing may progress over a period of 60 days and include all commissioned systems.

64. A. B. C. D.

Commissioning of the systems shall proceed per the criteria established in the specific sections that follow, with activities to be performed on a timely basis. Commissioning of systems may proceed prior to final completion of systems. The CxA must be available to respond promptly to avoid delay to the CPM schedule. Problems observed shall be addressed immediately, in terms of notification to responsible parties and actions to correct deficiencies. COMMISSIONING MEETINGS

0.8 E.

Scoping Meeting: 60 to 120 days into the construction process, a commissioning scoping meeting involving all members of the commissioning team shall be held at a time and place designated by the Owner. The purpose of the meeting will be to familiarize all parties with the requirements of the commissioning process, and to ensure that the responsibilities of each party are clearly understood. Progress Meetings: 65. During construction and prior to the beginning of start-up or functional performance testing activities, the CxA will hold commissioning meetings at least monthly. These meetings may be held concurrently with the general construction meetings. Beginning eight weeks prior to the commencement of start-up or functional performance testing activities, whichever is earlier, the CxA will hold commissioning meetings at least bi-weekly. Thereafter, and for the duration of commissioning for that construction phase, commissioning meetings will continue to be held at least weekly. These meetings may be held concurrently with the general construction meetings or scheduled separately.

F.

66.

67. A.

The CxA may require additional meetings if the commissioning process appears to be behind schedule or if there are coordination problems.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-13

PART 2 - PRODUCTS 0.9 A. TEST EQUIPMENT The Division contractor for the equipment tested provides all standard or proprietary testing equipment required to perform startup and initial checkout and required functional performance testing. For example, the mechanical contractor is ultimately responsible for all standard or proprietary testing equipment for the Facility Controls System (FCS), except for equipment specific to and used by TAB in their commissioning responsibilities. The Division contractor provides two-way radios. Include special or proprietary equipment, tools, software and instruments (only available from vendor, specific to a piece of equipment) required for testing equipment, according to these Contract Documents in the base bid price to the Contractor and left on site, except for stand-alone data logging equipment used by the CxA. The CxA will provide any data logging equipment and software required to test equipment outside of that available through the FCS. Provide all testing equipment of sufficient quality and accuracy to test and/or measure system performance with the tolerances specified in the Contract Documents. If not otherwise noted, the following minimum requirements apply: 2. 3. A. Temperature sensors and digital thermometers shall have a certified calibration within the past year to an accuracy of 0.5F and a resolution of + or - 0.1F. Pressure sensors shall have an accuracy of + or - 2.0% of the valuerange being measured (not full range of meter) and have been calibrated within the last year.

B.

C. D.

Calibrate all equipment according to the manufacturers recommended intervals and when dropped or damaged. Affix calibration tags or have certificates readily available. COMMISSIONING REPORTS Documentation - General: 4. 5. 6. 7. 8. The Commissioning Authority shall record and maintain detailed testing data. The data record shall be comprehensive and concise. All data must be recorded as soon as possible during the course of the testing. All documentation shall have the date, time, and names of persons participating in the inspection and testing. All test instruments shall be documented for valid calibration. The recording work sheets, signed inspection check lists, signed pre-functional testing forms and performance testing plans must all be approved by the Engineer and Commissioning Authority prior to the start of Functional Performance Testing. COMMISIONING GENERAL REQUIREMENTS 01 91 13-14

0.10 B.

A.

Daily Commissioning Report Logs: 9. 10. The Commissioning Authority shall provide daily report logs to be included in the final report. The daily logs shall record the commissioning Authority personnel and event summaries of meetings, conversations, tests, failures, solutions, procedures and successes.

A.

Installation verification audit: Prior to start-up, the Engineer shall maintain a report of installation verification audit activities. Identify equipment and components verified, deficiencies noted, corrective action taken, and the dates and initials of the persons making the entries. Test, adjust and balance (TAB) progress reports: After TAB activities have begun; the TAB shall submit weekly TAB progress reports to the CxA with hand written data collected from the system balancing. Identify: 11. 12. 13. 14. 15. 16. Systems or subsystems for which preliminary balancing is complete. Systems or subsystems for which final balancing is complete. Systems data forms hand written. Status of deficiencies and balancing problems encountered, including corrective actions taken. Updated schedule of remaining TAB activities. Submission of TAB report for systems prior to functional testing.

B.

A.

Deficiencies and Issues Report: The report may be distributed at any time during construction phase. At the end of each day, in which functional performance tests are conducted, the CxA shall maintain a deficiencies and Issues (D&I) log for tests for which acceptable results were not achieved during the day. 17. Identify tests for which acceptable results were not obtained by test number and description, and equipment identification and location. Briefly describe observations about the performance that was associated with failure to achieve acceptable results. Identify the cause of failure if such is apparent. When corrections have been completed, the CxA shall update the functional performance test deficiency report forms. Identify corrective action taken and the dates and initials of the persons making the entries. Identify the schedule for re-testing.

18.

19. A.

Final Commissioning Report: The CxA shall prepare and submit a final report with the closeout package. The binding format shall be 8 x 11 bound documents with 11 x 17 fold out. This report shall contain: 20. The report shall verify performance of HVAC equipment and systems. COMMISIONING GENERAL REQUIREMENTS 01 91 13-15

21. 22.

Document any field modifications to the testing process and why these modifications were made. The organization of the final commissioning report shall be as follows: a. b. c. d. e. f. g. h. i. j. Executive Summary of each mechanical system and problems encountered and resolved. System Overview summarizing the system designs. Commissioning Plan Summary of design review, submittal review and O&M document review. Post Commissioned Controls Sequences and Points Lists. Pre-functional Testing Checklists Functional Testing Procedures and Results Deficiencies and Issues Logs and a scheduled date for outstanding issues and off season testing if required. Daily report logs. Appendix of letters, meeting minutes, memos and notes occurring during the commissioning process.

B.

Hardcopy and Electronic Versions: 23. The Commissioning Plan provided prior to the on-site commissioning and the Final Commissioning Report provided at the conclusion shall be provided in hard copy (2 copies) and electronic on CD (6 copies). The Commissioning Plan CD shall include files developed in the most current MS Word format. The Final Commissioning Report CD shall contain scanned copies of all documentation developed and gathered during the Commissioning Process in Acrobat PDF format. Systems manual provided in electronic or hard copy depending on availability of electronic versions of documents.

24. 25.

26.

PART 3 - EXECUTION 0.11 A. COMMISSIONING PROCEDURE Sequence of testing: The contractor is responsible to commission all systems listed. The contractor may be required to provide a mockup of a 3 C. commissioned system to COMMISIONING GENERAL REQUIREMENTS 01 91 13-16

establish a level of quality. The CxA may or may not utilize sampling techniques on multi-type non critical systems such as lighting and terminal units to verify the testing. This does not relieve the contractor of his responsibility to functionally test 100% of the commissioned systems. B. Commissioning shall proceed from lower to higher levels of complexity. For each discrete subsystem or system, testing at the lower level shall be completed prior to starting the next higher level of tests. In general, the order of testing from lowest to highest is: 2. 3. 4. 5. 6. A. Static tests (such as duct leakage and pipe pressure tests). Component functional performance tests (of motors, actuators, sensors, etc.) and start-up of major equipment. Contractor Testing and Balancing. System functional performance tests(see list of commissioned systems). Intersystem functional performance tests, BAS graphics verification.

Re-testing: The Contractor shall repeat, at no additional cost to Owner, the complete functional test procedure for each test for which acceptable results are not achieved. Repeat tests until acceptable results are achieved. The CxA shall track commissioning deficiencies until correction. Within each system, the CxA shall provide one recommissioning for any deficiencies. For systems with large quantities of identical equipment, a statistical re-commissioning strategy shall be applied to retest 20% of the deficiencies. The tested systems will not be witnessed by the Owner until acceptable results are achieved, documented, reviewed and accepted. Additional testing beyond a single failure may be subject to back-charges by the CxA. Correction of deficiencies: 7. 8. Correct functional performance test deficiencies promptly and schedule retest. Corrections during functional performance tests are generally prohibited to avoid consuming the time of personnel waiting for the test, but not involved in making the correction. Exceptions will be allowed if the cause of the failure is obvious and corrective action can be completed in less than five minutes. If corrections are made under this exception, the failure shall be noted on the functional performance test data form. A new functional performance test data form, marked retest, shall be initiated after the correction has been made. The entire functional performance test procedure shall be repeated.

B.

A.

Delegated witnesses: Witnesses may be designated by the Owner or A/E to observe the commissioning process. Witnesses shall provide no labor or materials in the commissioning process. The only function of the witnesses shall be to observe and comment on the progress and results of commissioning.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-17

0.12 B.

SYSTEMS SHALL BE COMMISSIONED Mechanical HVAC Systems: 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. Chilled water system, CW pumps, piping, primary chilled water connections, valves and misc. controls. Heating hot water system, HW pumps, piping, primary steam system connections, valves and misc. controls. Air handler systems Duct distribution systems and diffusers VAV boxes Fan Coil Systems Exhaust Fans Smoke Control Dampers HVAC Piping System. HVAC Ductwork System.

A.

Plumbing Systems: 19. Domestic Hot Water Heater, piping, connections, circ pump

A.

Electrical Systems : 20. 21. 22. 23. Lighting and day-lighting control system. Emergency power and uninterruptible power supply systems Power Metering Systems. Paging Communications

A.

Irrigation System: 24. Irrigation control system.

A.

Building Automation System: 25. 26. 27. Temperature Sensors, pressure sensors and controllers 2.Graphical user interface. Airflow Stations Damper & Valve Actuators

COMMISIONING GENERAL REQUIREMENTS 01 91 13-18

28. 0.13 A.

Network communications and interface with Campus BMS.

SUBMITTAL REVIEW (ENHANCED COMMISSIONING) The contractor shall assist the CxA in obtaining and reviewing the submittals prepared by other MEP divisions of the work related to commissioning for compliance with the requirements of Division 1. 29. Provide standard commissioned systems-specific documents: concise, to the point, and above all, tailored specifically to this facility. Provide the approved copies of the submittal in a bound document as they become available. The contractor shall update the submittal with any related changes and provide for each above listed commissioned system. CxA shall review and comment relative to the contract documents, clarity and completeness. CxA is not responsible for accuracy of the content. MAINTENANCE (O&M) MANUALS (ENHANCED

30. 31.

0.14 A.

OPERATIONS AND COMMISSIONING)

The contractor shall assist the CxA in reviewing the O&M manuals prepared by other divisions of the work related to commissioning for compliance with the requirements of Division 1. 32. 33. Incorporate the standard technical literature into a systems-specific document: concise, to the point, and above all, tailored specifically to this facility. Obtain the equipment manufacturers standard technical literature relevant to the operation and maintenance of the provided equipment. The literature shall be specifically oriented to the equipment provided, indicating all operation and maintenance procedures, parts lists, assembly/disassembly diagrams, and related information. Wiring diagrams must be complete and specific to the equipment provided. The contractor shall update and provide for each above listed commissioned system a single line diagram. Each system diagram shall including sequence of control, and points list. Provide a complete narrative of system operations for insertion into systems manual. The contractor shall provide as-built sequence of operations, control drawings and as built the finalized set points for controls systems. Recommended schedule for maintenance of systems and controls.

34.

35. 36. A.

Have all of these materials available for the training sessions.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-19

0.15 B.

INSTALLATION VERIFICATION During construction, the contractor shall assist the CxA and coordinate the AEs observation of the work of the Contractor and subcontractors to ensure that all installations are being made in accordance with the intent of the contract documents. Contractor shall notify the CxA of any and all commissioned system testing at least 48 hours prior to allow time to schedule observation of the means and methods by the contractor. Systems included are: 37. 38. 39. 40. 41. Pipe pressure testing Pipe flushing Duct pressure testing Electrical Testing Major equipment startup

C.

A.

Before system start-up begins, contractor shall coordinate and attend a final installation verification audit with the AE or CxA. The audit shall include, but not be limited to, a check of: 42. 43. 44. 45. 46. 47. Piping specialties including balance, control, and isolation valves. Ductwork specialty items including turning devices; balance, fire, smoke, and control dampers; and access doors. Control sensor types and locations. Identification of piping, valves, starters, gauges, thermometers, etc. Documentation of pre-start-up tests performed, including manufacturers factory tests. Accessibility to equipment in 1-3 above.

A.

If any work is found to be incomplete, inaccessible, incorrect, or non-functional, make note of deficiencies and correct the deficiencies before system start-up work proceeds. SYSTEM START-UP Contractor shall develop with assistance of the CxA a start-up plan and deficiency list. Commence with system start-up after approval has been given to the start-up plan and all pertinent pre-functional checklists have been signed off by the Contractor and subcontractors. The CxA and/or delegated representative shall witness system start-up as necessary and list all system and equipment deficiencies noted during start-up. The Contractor shall take corrective action on all system deficiencies noted and demonstrate suitable system operation to the CxA. COMMISIONING GENERAL REQUIREMENTS 01 91 13-20

0.16 B.

C.

Prepare start-up deficiency list forms to report deficiencies discovered in conjunction with system start-up. Start-up deficiency forms shall indicate the system being started up; the location and identification of the deficient equipment/material; date of observation; initials of the observer; observed deficiency; date of correction; initials of person making the correction; and corrective action taken. Issue start-up deficiency report forms to the Contractor for corrective action. The Contractor shall advise the CxA when all start-up deficiency list items have been corrected. TEST, ADJUST, AND BALANCE (TAB) Contractor shall develop with the assistance of the CxA in the coordination the air and hydronic balancing observation. Advise the TAB firm when systems are complete and ready for balancing. Start TAB as early as possible following systems start-ups and component functional performance tests, in order to be essentially complete prior to system functional performance tests. Coordinate TAB activities with other construction schedule activities. CxA shall verify the accuracy of the TAB work prior to commencing any FPT activities that may be adversely affected by improper balancing. CxA shall spot check a sample of the TAB measured flows for all air and water flows. This may be accomplished by physically measuring those flows independently of the TAB or witnessing the TAB contractors measurement of the required quantity. TAB shall provide a draft T&B report for commissioned systems to the CxA for review prior to functional testing of the systems. C. 3.8 FUNCTIONAL PERFORMANCE TEST PROCEDURES A. The CxA shall develop as a part of the construction phase commissioning plan submittal, the draft functional performance test (FPT) commissioning procedures and documentation to be used to get familiar with the procedures. A final test documents will be provided upon incorporation of the controls submittals documentation. Personnel experienced in the technical aspects of each system to be commissioned shall be engaged if necessary to augment the expertise of the CxA. 48. Include functional performance test procedures and functional performance test data sheets for each system based upon actual system configuration. Emphasis shall be placed on testing procedures that will conclusively determine actual system performance and compliance with the design. The test procedures shall fully describe system configuration and steps required for each test, appropriately documented so that another party can repeat the tests with virtually identical results.

D.

0.17 E.

F. G.

H.

0.18 I.

49.

A.

The FPT procedures shall confirm the performance of systems to the extent of the design intent/basis of design and applicable code under which the project was COMMISIONING GENERAL REQUIREMENTS 01 91 13-21

permitted. When a system is accepted, the Owner and A/E must be assured that the system is complete, works as intended, is correctly documented, and that the designated Owner staff is trained in the operation and maintenance of the system. B. Contractor shall review and approve the functional testing procedures prior to beginning any functional testing. Contractor shall functionally test all commissioned systems listed. CxA shall observe the functional testing. Some multi type non critical systems such as lighting may be randomly sampled by the CxA. Failure of 10% of a sample shall constitute total system test failure. Contractor shall re-commission all equipment of the failed type and the CxA shall re test another random sample. The majority of mechanical equipment requires integral safety devices to stop/prevent equipment operation unless minimum safety standards or conditions are met. This could include adequate oil pressure, proof-of-flow, non-freezing conditions, maximum head pressure, etc. Functional performance test procedures shall demonstrate the actual performance of safety shutoffs in real or closely simulated conditions of failure. Systems may include safety devices and components that control a variety of equipment operating as a system. Interlocks may be hard-wired or installed via software. Functional performance test procedures shall demonstrate these interlocks. The CxA shall inform appropriate subcontractors and vendors before commissioning is started as to what the test and expected results will be. Whereas some test results and interpretations may not become evident until the actual tests are performed, all participants should have a reasonable understanding of the requirements. The commissioning plan must address the requirements and be distributed to all participants involved with that particular system. REVIEW SOFTWARE DOCUMENTATION The CxA shall review vendor/contractor/Owner-provided detailed building management system(BMS) software documentation. This includes obtaining BMS program documentation, a review of the programming approach, interface with other systems (such as lighting, fire alarm, security, clock, emergency generator monitoring, sump pumps, and utility metering), and a review of the specific software routines as applied to this project. Discrepancies in programming approaches shall be resolved to provide Owner with the most appropriate, simple, and straightforward approach to software routines. TRAINING (ENHANCED COMMISSIONING) The Contractor with the assistance of the equipment vendors shall prepare and submit a training plan for approval by the CxA as part of the submittal process. Contractor shall record the attendance of the owners staff. The training plan shall include for each training session: 50. Dates, start and finish times, and locations.

C.

D.

E.

0.19 F.

0.20 G.

H.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-22

51. 52. 53. 54. A.

Outline of the information to be presented. Names and qualifications of presenters. List of texts and other materials required to support training. Copies of the O&M manual for the system to be presented.

The contractor shall obtain assistance from appropriate subcontractors and vendors to provide training for the delegated Owner operations staff as specified for commissioned systems. Record the name of those teaching the class, location, subject and owners staff attending. Submit to the CxA. Provide equipment vendors shall train owner on the specifics of each system and philosophy, troubleshooting, maintenance recommendations and repair techniques as specified in the relevant sections of this specification. Installation subcontractors shall provide training to owner on peculiarities specific to this project and job-specific experience as specified in the relevant sections of this specification. SYSTEMS MANUAL (ENHANCED COMMISSIONING) The Contractor shall provide to the CxA one electronic copy of the following for the commissioned equipment only: 55. 56. 57. 58. 59. 60. 61. Mechanical and Electrical Lighting system narrative Control systems sequence of operation narrative All warranty documentation Startup and maintenance procedures, Operations and maintenance procedures, Training plan, Inspection reports and test reports.

B.

C.

0.21 D.

0.22 A.

WARRANTY PERIOD (ENHANCED COMMISSIONING) If required ensure that Subs execute seasonal or deferred functional performance testing, witnessed by the CA, according to the specifications prior to the 10th month of occupancy. Ensure that Subs correct deficiencies and make necessary adjustments to O&M manuals, systems manual documents and as-built drawings for applicable issues identified in any seasonal testing. COMMISIONING GENERAL REQUIREMENTS 01 91 13-23

B.

0.23 C. D. E.

EXCLUSIONS The Contractor shall provide all technician services requiring tools or the use of tools to test, adjust, or otherwise bring equipment into a full operational state. The CxA shall not be responsible for any Civil, Structural, Fire Safety testing. The Commissioning Authority shall not be responsible for Mechanical Test and Balance contractor tasks or Electrical Acceptance Testing contractor tasks. SAMPLE COMMISSIONING REPORTING FORMS (Following Pages): Deficiencies and Issues Log Sample Pre-Functional Summary Log Sample Mechanical/Process Pre-Functional Checklist (1) Sample Mechanical/Process Functional Performance Test Protocol (1)

0.24 F. G. H. I.

COMMISIONING GENERAL REQUIREMENTS 01 91 13-24

Issue #

Date

System or Contractor

ISSUES and RESOLUTIONS LOG PROJECT:SJSU STUDENT UNION UPDATE: Description of Issue

Description of Resolution

Resolution Date

COMMISIONING GENERAL REQUIREMENTS 01 91 13-25

PRE FUNCTIONAL SUBSTANTIAL COMPLETION - ACCEPTANCE CRITERIA MECHANICAL SYSTEM (SAMPLE) PROJECT: SJSU STUDENT UNION ACCEPTANCE CRITERIA All mechanical equipment is set and installed in accordance with the contract documents All required seismic bracing and attachments are complete All hydronic piping is complete at unit All plumbing piping and fixtures are complete All ductwork and accessories are complete All ductwork insulation is complete All flushing and chemical treatment are complete and accepted All life safety and operational safeties have been installed, tested and accepted All power connections are complete and tested All TAB is complete and issues are resolved All Commissioning Prefunctional Testing checklists have been completed and signed off All Commissioning Functional Performance Testing Procedures have been completed and signed off All related items on the Issues & Resolution Log are resolved All Engineers progress punchlist items are complete The Engineers final punchlist is developed O&M manuals are complete and accepted System demonstration is scheduled Specific operational training is scheduled System is substantially complete Rescheduled date of substantial completion (due to non-acceptance explained below) REASONS FOR NON-ACCEPTANCE:

COMMENTS

DATE

YES _______ NO________ Date:

GENERAL CONTRACTOR REPRESENTATIVE MECHANICAL CONTRACTOR REPRESENTATIVE CONTROL CONTRACTOR REPRESENTATIVE OWNERS REPRESENTATIVE FACILITY REPRESENTATIVE DESIGN TEAM REPRESENTATIVE COMMISSIONING AUTHORITY

DATE: DATE: DATE: DATE: DATE: DATE: DATE:

COMMISIONING GENERAL REQUIREMENTS 01 91 13-26

PRE-FUNCTIONAL TESTING CHECKLIST AIR HANDLING SYSTEM (SAMPLE) CONSTANT VOLUME WITH HYDRONIC COOLING PROJECT: SJSU STUDENT UNION ITEM EQUIPMENT TAG: XXxx COMMENT SIGN OFF PRE-STARTUP INSPECTION DUCTWORK

DATE

Plenums free from dirt and debris Louvers and motorized dampers installed Manual dampers adjusted and locked Automatic dampers open All duct fire or fire/smoke dampers open and accessible All duct system complete, clean and tested Access doors closed Permanent filters installed and clean Terminal units open or under control Registers and diffusers set Provisions made for TAB measurements Installed per plans and specs PIPING Condensate drain piping and pan complete and clear Cooling coil fins clean and in good condition All coil piping connections complete and correct All piping insulation complete All piping flushed, tested and filled All coil valves installed correctly and wired All coil hand valves open for testing P&T taps installed ELECTRICAL Electrical connections complete Disconnect switch installed and on Overload heaters in place and correctly sized Variable frequency drives started-up (if applicable) CONTROLS Freeze, smoke and miscellaneous safety circuits tested and operational Automatic dampers operational Control valves operational Zone sensors properly located and coordinated Supply sensor properly located and wired Control panels wired, energized and programmed Air filter differential sensor located and wired ARCHITECTURAL Windows installed and closed Doors installed and closed as required Ceiling plenums installed and sealed Walls and roof complete Air shaft openings as required START-UP INSPECTION Start-up by manufacturer representative Mechanical, electrical, and controls contractors present Fan rotation correct (bumped) Belt guard in place Correct number of belts and belt tension Bearings and motor lubricated Electrical interlocks verified Motor amps Rated: Actual: Motor volts Rated: Actual: Local air leakage acceptable Vibration and noise level acceptable

COMMISIONING GENERAL REQUIREMENTS 01 91 13-27

PRE-FUNCTIONAL TESTING CHECKLIST AIR HANDLING SYSTEM (SAMPLE) CONSTANT VOLUME WITH HYDRONIC COOLING PROJECT: SJSU STUDENT UNION ITEM COMMENTS: EQUIPMENT TAG: XXxx COMMENT SIGN OFF

DATE

MC PM ACCEPTANCE: GC PM ACCEPTANCE: ME PM ACCEPTANCE:

DATE: DATE: DATE:

COMMISIONING GENERAL REQUIREMENTS 01 91 13-28

MECHANICAL FUNCTIONAL TESTING PROCEDURE (Sample) System: Chiller - Primary Chilled Water Test No.: 114c Title: Staging of Multiple Chillers - Automatic Control (4 or more chillers w/ pump sets) Equipment Tag: Testing Accepted: CxA: Date: Contractor: Date: Owner: Date: Comment: Perform this test with at least one chiller already on. Loading of the chillers can be accomplished by opening HW valves at AHUs in the spaces (best method for observing a natural staging)), opening up the isolation valves on the flat plate HX to false load the chiller (next best but does not cause a flow change). During the staging tests, most likely there will be some chiller failures and if not, this is an opportune time to cause one and simultaneously observe chiller failure sequencing. Review the chiller failure test #118a. Sequence: Chiller Staging Control: 1. The number of chillers and MODE of operation requested by the software shall be displayed on the chiller graphic. These parameters shall be able to be manually adjusted by the operator to automatically stage on or off chillers. 2. Stage Chiller On: When the Primary Chilled Water Return temperature rises 160F above the chilled water supply setpoint for 5 continuous minutes and the previously staged on chillers have been enabled for 20 minutes: a. The next in line LAG cooling tower isolation valves shall open. b. Upon sensing that the cooling tower isolation valves are open, the next in line LAG chilled water and condenser water pumps shall energize. c. At the same time the pump energize command is given, the next in line LAG chiller chilled water and condenser water motorized isolation valves shall open. d. Upon sensing that all chiller isolation valves are open the pumps are proven on, the next in line LAG chiller shall be enabled. Pass Fail Event# Description of Testing Event Expected Results 1 Initial Testing: With at least one chiller on, This is primarily to confirm timing issues of devices initiate a chiller staging response by related to the chiller staging. This is best accomplished manipulating staging temperature and one chiller at a time. timing setpoints. 1a Observe the cooling tower isolation valve The cooling tower valve on the next in line cooling operation. tower opens and the open status is proven. 1b Observe Chilled water pump and chilled The chilled water valve and chilled water pump will be water isolation valve operation. commanded to open/start simultaneously. This is intended to prevent an evaporator flow switch trip. Some adjustment of the valve vs. pump timing may be required. (i.e. the valve may need to be commanded a few seconds before the pump). 1c Observe condenser water pump and The condenser water valve and condenser water pump condenser water isolation valve operation. will be commanded to open/start simultaneously. This is intended to prevent a condenser flow switch trip. Some adjustment of the valve vs. pump timing may be required. (i.e. the valve may need to be commanded a few seconds before the pump). 1d Observe the enable of a chiller. The next in line chiller will show a remote start at the chiller LCP. 1e Observe the cooling tower fan operation. After the chiller stage is fully proven, the cooling tower control loops for the newly stage tower will be enabled. 1f Observe the rotation sequencing. This testing is specifically identified in test 115 1g Repeat steps 1 through 1f for each chiller...one at a time for the initial testing 2 For final testing, load the chiller system in The more air handling systems that are on-line during a more real life manner such as creating this test, the better the test will perform. Be cautious in a cooling load at the AHUs via the HW that some swings in space temperatures may occur coils. depending on how well the AHU controls respond. 2a STAGE ON: Stage up from 1 chiller to 2. Chiller will stage on naturally when the primary chilled water return temperature exceeds the chilled water supply setpoint by 16 degrees (or as set). 2b STAGE OFF: Stage a chiller back off. Chiller will stage off naturally when the primary Observe rotation. chilled water return temperature is within 9 degrees of the chilled water supply setpoint. 2c STAGE ON: Stage from 1 chiller to Stage

COMMISIONING GENERAL REQUIREMENTS 01 91 13-29

MECHANICAL FUNCTIONAL TESTING PROCEDURE (Sample) System: Chiller - Primary Chilled Water Test No.: 114c Title: Staging of Multiple Chillers - Automatic Control (4 or more chillers w/ pump sets) Equipment Tag: from 2 chillers to 3 2d STAGE OFF: Stage from 3 chillers to 2. Stage from 2 chillers to 1. 2e Repeat steps 2c and 2d for all chillers as they rotate. Failed Event Comment:

COMMISIONING GENERAL REQUIREMENTS 01 91 13-30