Note: Adams 12 Five Star Schools uses variations of this document for commissioning

projects for new and existing schools. The sample document was provided to
Adams 12 Five Star Schools by Architectural Energy Corporation
www.archenergy.com. Modify the document to meet your requirements. For
further information, contact Jack Dempsey 720-972-4340, email
jack.dempsey@adams12.org

Commissioning Specification

Introduction

The commissioning specification provides a framework and specific language for

including commissioning in construction specifications. The section format follows the
MasterFormat Level 1 and 2 titles (Copyright 1995, The Construction Specifications
Institute). The commissioning specification language can be used directly to describe
the commissioning process for design-bid-build projects that use a third party
commissioning provider. Some sections will require the user to customize the language
to fit the owner’s requirements. For example, the user should customize Section 01770
(Closeout Requirements) to fit the contract type and standards of the owner. The
commissioning specifications should be carefully reviewed for integration into the
overall intent of the design documents.

Sample Commissioning Specification

Division 1 — General Requirements

01300 Administrative Requirements

01310 Project Management and Coordination

PART 1 - GENERAL

1.0X Commissioning

A. The project will have selected building systems commissioned. The

equipment and systems to be commissioned are specified in Section
01810. The commissioning process is described in Section 01810.

1.0X Progress Meetings

A. Progress meetings during equipment start-up and functional performance

testing shall include commissioning coordination in addition to the
standard meeting format.

1.0X Pre-Installation Conferences

A. Commissioning will include a scoping meeting where all members of the

design and construction team to be involved in the commissioning
process meet and agree on the scope of work, tasks, schedules,
deliverables, and responsibilities for implementation of the Commissioning
Plan.

1.0X Related Sections

A. Section 01810 – Commissioning

01330 Submittal Procedures

PART 1 - GENERAL

1.0X Submittal Requirements for Commissioning

A. The commissioning provider will receive a copy of the standard submittals

for equipment to be commissioned.
B. The commissioning provider may require additional documentation
necessary for the commissioning process. The Contractor will receive a
written request from the commissioning provider for specific equipment or
system information.

Sample Commissioning Specification 1

1.0X Related Sections

A. Section 01810 – Commissioning

01700 Execution Requirements

01750 Starting and Adjusting

PART 1- GENERAL

1.0X Commissioning

A. Equipment start-up requires coordination with the commissioning process

described in Section 01810. The start-up procedures shall document all
manufacturer’s recommendations for installation, inspection, and start-up.
Equipment is not “temporarily” started (for heating or cooling), until all
manufacturer’s installation and start-up procedures are completed, and
moisture, dust and other environmental or building integrity issues have
been addressed.

1.0X Related Sections

A. Section 01810 – Commissioning

01770 Closeout Procedures

PART 1- GENERAL

1.0X Summary

A. Administrative and procedural requirements for project closeout include

approved commissioning documentation as described in the following
paragraphs.

1.0X Substantial Completion

A. Prior to notifying the architect that the project is complete according to the
construction and contract documents, the Contractor shall submit to the
Architect:

1. Approved pre-functional checklists and functional performance testing reports

from the commissioning documentation.

1.0X Final Acceptance

Sample Commissioning Specification 2

A. Prior to requesting inspection for verification of completion of all outstanding
items, the Contractor shall submit to the Architect:

1. The commissioning requirements of Section 01810 must be complete prior to

final acceptance, unless approved in writing by the owner’s representative.
Exceptions to this are any required seasonal or approved deferred testing.

1.0X Related Sections

A. Section 01810 – Commissioning

01780 Closeout Submittals

PART 1- GENERAL

1.0X Summary

A. Includes Procedures for closeout submittals, revised project documents,

and delivery and distribution of spare parts and maintenance materials.

1.0X Schedule

A. Submit operations and maintenance manuals to the commissioning

provider for review concurrent with review by design team.

1.0X Related Sections

A. Section 01810 – Commissioning

B. Section 01830 – Operation and Maintenance

PART 3 EXECUTION

3.0X Operation and Maintenance Manuals

A. Content and Format. List specific content and format requirements for
operations and maintenance manuals in this section.

B. Commissioning Provider Review. Prior to substantial completion, the

Commissioning Provider reviews the O&M manuals for systems that were
commissioned. The manuals are reviewed for completeness and for
adherence to the requirements of the specifications. The CP will
communicate deficiencies in the manuals to the PM. Materials may be
added, or requested from the contractors, to stress and enhance the
importance of system interactions, troubleshooting, and long-term

Sample Commissioning Specification 3

 preventative maintenance and operation. This work does not supersede
the A/E team’s review of the O&M manuals.

3.0X. Commissioning Record in O&M Manuals.

A. The Commissioning Provider is responsible to compile, organize and

index all commissioning data into labeled and indexed three-ring binders
for delivery it to the PM. The manual summarize all of the tasks, findings,
and documentation of the commissioning process. The report addresses
the actual performance of the building systems in reference to the design
intent and contract documents

01800 Facility Operation

01810 Commissioning

PART 1 - GENERAL

1.1 Summary

A. Commissioning is a comprehensive and systematic process to verify that the

building systems perform as designed to meet the owner’s requirements.
Commissioning during the construction, acceptance, and warranty phases is
intended to achieve the following specific objectives:

1. Verify and document that equipment is installed and started per

manufacturer’s recommendations and to industry accepted minimum
standards.
2. Verify and document that equipment and systems receive complete
operational checkout by installing contractors.
3. Verify and document equipment and system performance.
4. Verify the completeness of operations and maintenance materials.
5. Ensure that the owner’s operating personnel are adequately trained on the
operation and maintenance of building equipment.
The commissioning process does not take away from or reduce the responsibility
of the system designers or installing contractors to provide a finished and fully
functioning product.

1.2 Coordination

A. Commissioning Team. The members of the commissioning team consist of the

Commissioning Provider (CP), the Owner’s Representative (PM), the General
Contractor (GC or Contractor), the architect and design engineers (A/E), the
Mechanical Contractor (MC), the Electrical Contractor (EC), the TAB

Sample Commissioning Specification 4

 representative (TAB), the Controls Contractor (CC), the owner’s maintenance
staff, and any other installing subcontractors or suppliers of equipment.

B. Management.

Define the management and contractual model for the commissioning provider.
The CP is typically under contract with the owner, but commissioning can also
be provided under management by the design team or general contractor.

C. Scheduling. The CP will work with the PM to schedule commissioning activities.

The GC shall integrate all commissioning activities into the master construction
schedule. All parties will address scheduling issues in a timely manner in order
to expedite the commissioning process.

1.3 Commissioning Process

A. The following activities describe the commissioning tasks during construction

and the general order in which they occur. The commissioning provider
coordinates all activities.

1. Scoping Meeting. All members of the design and construction team that will be
involved in the commissioning process meet and agree on the scope of work,
tasks, schedules, deliverables, and responsibilities for implementation of the
Commissioning Plan.
2. Commissioning Plan. The commissioning plan provides guidance in the
execution of the commissioning process. The Specifications take precedence
over the Commissioning Plan.
3. Submittals. Equipment documentation is submitted to the CP during normal
submittals, including detailed start-up procedures.
4. Start-Up/Pre-Functional Checklists. The CP works with the Subs to develop
startup plans and documentation formats, including providing the Subs with pre-
functional checklists to be completed during the startup process.
5. Functional Performance Testing . The CP develops specific equipment and
system functional performance test procedures. The Subs review the
procedures. The procedures are executed by the Subs, under the direction of,
and documented by the CP.
6. Deficiencies and Resolution . The CP documents items of non-compliance in
materials, installation or operation. The items are corrected at the Sub’s
expense and the equipment or systems are retested.
7. Operations and Maintenance Documentation . The CP reviews the O&M
documentation for completeness.
8. Training. The CP reviews and coordinates the training provided by the Subs and
verifies that it is completed.
9. Seasonal Testing. Deferred or seasonal testing is conducted, as required.

Sample Commissioning Specification 5

1.4 Related Sections

A. Specific commissioning requirements are given in the following sections of these

specifications.

A. Section 01330 – Project Management and Coordination

B. Section 01330 – Submittal Procedures
C. Section 01750 – Starting and Adjusting
D. Section 01770 – Closeout Procedures
E. Section 01780 – Closeout Submittals
F. Section 00810 – Commissioning
G. Section 00820 – Demonstration and Training
H. Section 00830 – Operation and Maintenance
I. Section 15050 – Basic Mechanical Materials and Methods
J. Section 16050 – Basic Electrical Materials and Methods

1.5 RESPONSIBILITIES

A. The responsibilities of various parties in the commissioning process are provided

in this section. Note that the services for the Project Manager, Design Team,
and Commissioning Provider are not included in this contract. The Contractor is
not responsible for providing their services. Their responsibilities are listed here
to clarify the commissioning process.

B. Commissioning Provider (CP)

The CP is not responsible for design concept, design criteria, code compliance,
general construction scheduling, cost estimating, or construction management.
The CP may assist with problem-solving deficiencies, but ultimately that
responsibility resides with the general contractor and the A/E team. The primary
role of the CP is to develop and coordinate the execution of a testing plan to
verify and document that systems are functioning in accordance with the design
intent and the Construction Documents.

Construction and Acceptance Phase

 Coordinates and directs all commissioning activities. Work with the GC and
PM to ensure that commissioning activities are scheduled.
 Maintain an up-to-date Commissioning Plan.
 Plan and conduct the commissioning scoping meeting.
 Request and review additional information required to perform commissioning
tasks, including O&M materials, contractor start-up and checkout procedures,
and sequences of operation.
 Review Contractor submittals applicable to commissioned systems,
concurrent with the A/E reviews.
 Develop start-up and checkout plans with Subs. Write and distribute pre-
functional checklists.

Sample Commissioning Specification 6

  Perform site visits, as necessary, to observe component and system
installations. Attend construction job-site meetings, as necessary, to monitor
construction and commissioning progress.
 Review completed pre-functional checklist and start-up reports.
 Assist with coordination of start-up requirements with TAB requirements.
 Write functional performance test procedures for equipment and systems.
 Coordinate, witness, and document functional performance tests completed
by installing contractors. Coordinate retesting as necessary until satisfactory
performance is verified.
 Maintain a master deficiency and resolution record. Provide the PM with
written progress reports and test results with recommended actions.
 Review the training proposed by the contractors for the Owner’s operating
personnel.
 Review the O&M manuals.
 Prepare a final commissioning report.

Warranty Period
 Coordinate and supervise required seasonal or deferred testing and
deficiency corrections.
 Assist in the development of a preventative maintenance plan and review as-
built documentation.

C. Design Team (A/E)

Construction and Acceptance Phase

 Attend commissioning scoping meeting and additional meetings, as
necessary.
 Provide design intent and sequence of operation documentation as required
by the CP.
 Assist in resolution of system deficiencies identified during commissioning.
 Review and approve the operations and maintenance manuals.
 Optional: Review equipment start-up and pre-functional checklists. Review
functional performance test plans. Witness performance testing.
Warranty Period
 Assist in resolution of system deficiencies identified during warranty period
commissioning.

D. Owner’s Project Manager (PM)

Construction and Acceptance Phase

 Manage the contract of the CP.
 Attend commissioning scoping meeting and additional meetings, as
necessary.

Sample Commissioning Specification 7

  Arrange for facility operating and maintenance personnel to participate in
commissioning activities and training sessions.
 Provide final approval for the completion of the commissioning work.

Warranty Period
 Ensure that any seasonal or deferred testing and any deficiency issues are
addressed.

E. General Contractor (GC)

Construction and Acceptance Phase

 Facilitate the coordination of the commissioning work by the CP.
 Attend commissioning scoping meeting and additional meetings, as
necessary.
 Furnish copies of construction documents, addenda, change orders and
approved submittals and shop drawings related to commissioned equipment
to the CP.
 Ensure that Subs execute their commissioning responsibilities according to
the Specifications and Commissioning Plan.
 Coordinate the training of owner personnel.
 Prepare O&M manuals, according to the Specifications, including updating
original sequences of operation to as-built conditions.

Warranty Period
 Ensure that Subs execute required seasonal or deferred functional
performance testing.
 Ensure that Subs correct deficiencies and make necessary adjustments to
O&M manuals and as-built drawings for issues identified during the warranty
period.

F. Mechanical, Electrical, Controls and TAB Contractors

Construction and Acceptance Phases

 Attend commissioning scoping meeting and additional meetings, as
necessary.
 Provide additional requested documentation, prior to normal O&M manual
submittals, to the CP for development of start-up and functional testing
procedures.
 Assist in clarification of operation and control of commissioned equipment
where the specifications, control drawings or equipment documentation is not
sufficient for writing detailed testing procedures.
 Develop a start-up and checkout plan for all commissioned equipment based
on manufacturer’s recommendations and pre-functional checklists from the
CP. Submit to CP for review and approval prior to startup.

Sample Commissioning Specification 8

  During the startup and checkout process, execute the mechanical-related
portions of the pre-functional checklists for all commissioned equipment.
Perform and clearly document all completed startup and system operational
checkout procedures.
 Resolve A/E punch list items before functional testing. Air and water TAB
shall be completed with discrepancies and problems resolved before
functional testing.
 Perform functional performance testing, under the direction of the CP, for
commissioned equipment.
 Resolve equipment or system deficiencies and retest as required to verify
modified performance.
 Prepare O&M manuals according to the Specifications, including updating
original sequences of operation to as-built conditions.
 Provide training of the Owner’s operating personnel as specified.
 Coordinate with equipment manufacturers to determine requirements to
maintain the validity of warranties.

Warranty Period
 Execute seasonal or deferred functional performance testing, as necessary.
 Correct deficiencies and make necessary adjustments to O&M manuals and
as-built drawings for issues identified during the warranty period.

G. Controls Contractor The commissioning responsibilities of the controls

contractor, during construction and acceptance phases in addition to those listed
in (F) are:

1. Sequences of Operation Submittals. The temperature controls submittals

shall include complete and detailed sequences of operation for each piece of
equipment, regardless of the completeness and clarity of the sequences in the
specifications. They shall include:
a. A narrative description of the system, describing its purpose, components and
function.
b. Interactions and interlocks with other systems.
c. Delineation of control interactions between packaged controls and the building
automation system, including a listing of monitored points, controlled points, and
adjustable points.
d. Written sequences of control for packaged controlled equipment.
e. Sequences of control for all modes of operation (Start-up, Warm-up, Cool-
down, Normal occupied, Unoccupied, Emergency Shutdown, etc.).
f. Capacity control sequences and equipment staging.
g. Temperature and pressure control sequences (setbacks, resets, etc.).
h. Sequences for all control strategies (economizer control, optimum start/stop,
optimization, demand limiting, etc.).
i. Effects of power or equipment failure with all standby component functions.
j. Sequences for alarms and emergency shutdowns.

Sample Commissioning Specification 9

 k. Seasonal operational requirements.

2. Control Drawings Submittal

a. The control drawings shall have a key to all abbreviations.
b. The control drawings shall contain graphic schematic depictions of the
systems and each component.
c. The schematics will include the system and component layout of all equipment
that the control system monitors, enables or controls, even if the equipment is
primarily controlled by packaged or integral controls.
d. Provide a full points list with at least the following included for each point:
1) Controlled system
2) Point abbreviation
3) Point description
4) Point type (digital/analog, input/output)
5) Display unit
6) Control point or setpoint (Yes / No)
7) Monitoring point (Yes / No)
8) Intermediate point (Yes / No)
9) Calculated point (Yes / No)

3. An as-built version of the control drawings and sequences of operation

shall be included in the final controls O&M manual submittal.

4. The controls contractor shall prepare a written plan indicating in a step-by-

step manner, the procedures that will be followed to test, checkout and
adjust the control system prior to functional performance testing.

5. Provide a signed and dated certification to the CP and PM upon

completion of the control system checkout.

H. Equipment Suppliers

 Provide requested submittal data, including detailed start-up procedures and

specific responsibilities of the Owner to keep warranties in effect.
 Provide information requested by CP regarding equipment sequence of
operation and testing procedures.
 Assist in equipment testing per agreements with Subs.

1.6 Commissioning Scope

A. The following checked equipment will be commissioned in this project.

System Equipment Check

HVAC System Chillers
Pumps X

Sample Commissioning Specification 10

 Cooling tower
Boilers X
Piping systems
Ductwork
Variable frequency drives X
Air handlers X
Packaged AC units X
Packaged HP units
Terminal units X
Unit heaters X
Heat exchangers
Computer room cooling units
Fume hoods
Lab room pressures
Exhaust fans X
Chemical treatment systems
HVAC control system X
Fire and smoke dampers

Electrical System Sweep or scheduled lighting controls X

Daylight dimming controls X
Lighting occupancy sensors X
Power quality
Security system
Emergency power system
UPS systems
Fire and smoke alarm systems
Fire protection systems
Communications system
Public address/paging systems
Low Voltage Distribution Cable
Distribution Panel Circuit Breakers
Ground Fault Detection
Automatic Transfer Switch

Other Service water heaters

Refrigeration systems
Kitchen Equipment

Sample Commissioning Specification 11

PART 2 - PRODUCTS

2.1 TEST EQUIPMENT

A. All standard testing equipment required to perform startup and initial checkout
and required functional performance testing shall be provided by the Division
contractor for the equipment being tested.

B. Datalogging equipment or software required to test equipment will be provided

by the CP, but shall not become the property of the Owner.

B. All testing equipment shall be of sufficient quality and accuracy to test or

measure system performance with the required by the Specifications.

PART 3 - EXECUTION

3.1 MEETINGS

A. Scoping Meeting. The CP will schedule, plan and conduct a commissioning

scoping meeting with the entire commissioning team in attendance. The CP will
distribute meeting minutes to all parties.

B. Miscellaneous Meetings. Other meetings will be planned and conducted by the

CP as construction progresses. These meetings will cover coordination,
deficiency resolution and planning issues.

3.2 REPORTING

A. The CP will provide regular reports to the PM with increasing frequency as

construction and commissioning progresses.

B. The CP will regularly communicate with all members of the commissioning team,
apprising them of commissioning progress and scheduling changes through
memos, progress reports, etc.

C. The CP compiles a final Commissioning Report which summarizes all of the

tasks, findings, and documentation of the commissioning process. The report
addresses the actual performance of the building systems in reference to the
design intent and contract documents. The report includes completed pre-
functional inspection checklists, functional performance testing records,
diagnostic monitoring results, identified deficiencies, recommendations, and a
summary of commissioning activities.

Sample Commissioning Specification 12

3.3 SUBMITTALS

A. The CP reviews submittals related to the commissioned equipment for

conformance to the Construction Documents as it relates to the commissioning
process. The review is intended primarily to aid in the development of functional
performance test procedures.

B. The CP may submit written requests for additional information from contractors
to facilitate the commissioning process.

C. The CP may request additional design and operations narrative from the design
team and Controls Contractor.

3.4 START-UP, PREFUNCTIONAL INSPECTION CHECKLISTS

A. The following procedures apply to all equipment to be commissioned, according

to Section 1.6, Commissioning Scope.

B. General. Pre-functional Inspection Checklists are developed and completed for

all major equipment and systems being commissioned. The checklist
documents equipment nameplate and characteristics data and confirms the as-
built status of the equipment or system. These checklists also ensure that the
systems are complete and operational, so that the functional performance
testing can be scheduled.

C. Start-up Plan. The CP assists the responsible contractors in developing detailed

start-up plans for all equipment. The primary role of the CP in this process is to
ensure that there is written documentation that each of the manufacturer-
recommended procedures is completed.

1. The CP creates the pre-functional checklists, based primarily on the

manufacturer’s startup and checkout procedures. Each start-up item will have a
date and initial line for completion by the contractor during start-up.
2. The start-up plans and documentation may be provided to the PM and A/E
team for review.

D. Completion of Pre-functional Inspection Checklists and Startup.

1. Subs and equipment suppliers schedule startup and checkout with the PM,
GC and CP.
2. The CP shall observe, at minimum, the start-up procedures for each piece of
primary equipment. If there are multiple units, a sampling strategy may be used
according to the commissioning plan.

Sample Commissioning Specification 13

 3. For lower-level equipment components (e.g., VAV boxes, reheat coils), the
CP shall observe a sampling of the start-up procedures. The sampling
procedures are identified in the commissioning plan.
4. The Subs and vendors execute startup and provide the CP with a signed and
dated copy of the completed start-up and pre-functional inspection checklists.
5. Only individuals who have completed or witnessed the line item task shall
make initials or checks on the forms.

E. Deficiencies, Non-Conformance and Approval in Checklists and Startup.

1. The Subs shall clearly list any items of the start-up and pre-functional
procedures not successfully completed at the bottom of the form or on an
attached sheet. The procedures form and any outstanding deficiencies are
provided to the CP within two days of test completion.
2. The CP reviews and verifies all pre-functional inspection checklists and start-
up reports and recommends approval to the PM. The CP assists the Subs and
vendors to correct and retest deficiencies or uncompleted items, involving other
members of the commissioning team as necessary.

3.5 FUNCTIONAL PERFORMANCE TESTING

A. The following procedures apply to all equipment to be commissioned, according

to Section 1.6, Commissioning Scope. This sub-section applies to all
commissioning functional performance testing for all divisions.

B. Objectives and Scope. The objective of functional performance testing is to

demonstrate that each system is operating according to the documented design
intent and Construction Documents. Functional performance testing comprises
a full range of tests to verify that all components, equipment, systems, and
interfaces between systems operate correctly. This includes all operating
modes, interlocks, control sequences, and responses to emergency conditions.
All verification procedures are directed, witnessed, and documented by the
commissioning provider.

C. Development of Test Procedures. The CP develops specific test procedures and

forms to verify and document proper operation of each piece of equipment and
system. Prior to execution, the CP provides the test procedures to the Sub(s)
who review the tests for feasibility, safety, equipment and warranty protection.
The CP may submit the tests to the A/E team for review.

The test procedure forms developed by the CP shall include the following
information:

1. System and equipment or component name(s).

2. Equipment location and ID number.

Sample Commissioning Specification 14

 3. Date.
4. Project name.
5. Participating parties.
6. Instructions for setting up the test, including special cautions, alarm limits, etc.
7. Specific step-by-step procedures to execute the test.
8. Acceptance criteria of proper performance with a Yes / No check box.
9. A section for comments.

D. Execution of Functional Performance Tests

1. Test Methods. Functional performance testing and verification may be

achieved by direct manipulation of system inputs (i.e. heating or cooling
sensors), manipulation of system inputs with the building automation system (i.e.
software override of sensor inputs), trend logs of system inputs and outputs
using the building automation system, or short-term monitoring of system inputs
and outputs using stand alone data loggers. A combination of methods may be
required to completely test the complete sequence of operations. The CP
determines which method, or combination, is most appropriate.
2. Setup. Each test procedure is performed under conditions that simulate
normal operating conditions as closely as possible. The Sub executing the test
provides all necessary system modifications to produce the specified conditions
(flows, pressures, temperatures, etc) necessary to execute the test. At
completion of the test, the Sub returns all affected building equipment and
systems to their pre-test conditions.
3. Sampling. Multiple identical pieces of non-life-safety or non-critical
equipment may be functionally tested using a sampling strategy. The sampling
strategy is developed by the CP and approved by the PM. If, after three
attempts at testing the specified sample percentage, failures are still present,
then all remaining units are tested at the contractors’ expense.

E. Coordination and Scheduling. The Subs provide sufficient notice to the CP

regarding their completion schedule for the pre-functional checklists and startup
of all equipment and systems. The CP schedules functional tests through the
PM, GC and affected Subs. The following sequential priorities are followed:

1. Equipment is not “temporarily” started (for heating or cooling), until pre-start

checklist items and all manufacturer’s pre-start procedures are completed
and moisture, dust and other environmental and building integrity issues have
been addressed.
2. Functional performance testing does not begin until pre-functional, start-up
and TAB is completed for a given system.
3. The controls system and equipment it controls are not functionally tested until
all points have been calibrated and pre-functional checklists are completed.

Sample Commissioning Specification 15

F. Problem Solving. The CP may recommend solutions to deficiencies identified
during functional testing. However, the burden of responsibility to solve, correct
and retest deficiencies is with the GC, Subs and A/E team.

3.6 DOCUMENTATION, NON-CONFORMANCE AND APPROVAL OF TESTS

A. Documentation.

The CP witnesses and documents the results of all functional performance tests
using forms developed for that purpose. Prior to testing, these forms are
provided to the PM for review and approval.

B. Non-Conformance.

1. The CP records the results of the functional test on the procedure or test
form. All deficiencies identified during the verification testing are documented on
a standard form and reported to the project manager, contractors, and sub-
contractors. The deficiency report includes all details of the components or
systems found to be non-compliant with the parameters of the test plans. The
report details the adjustments or alterations required to correct system operation,
and identifies the responsible party.
2. Corrections of minor deficiencies identified may be made during the tests at
the discretion of the CP. In such cases the deficiency and resolution will be
documented on the procedure form.
3. Every effort will be made to expedite the testing process and minimize
unnecessary delays, while not compromising the integrity of the procedures.
4. For identified deficiencies:

a. If there is no dispute on the deficiency and the responsibility to correct it:

1) The CP documents the deficiency and the adjustments or alterations
required to correct it. The Sub corrects the deficiency and notifies the CP
that the equipment is ready to be retested.
2) The CP reschedules the test and the test is repeated.

b. If there is a dispute about a deficiency or who is responsible:

1) The deficiency is documented on the non-compliance form and a copy
given to the PM and GC.
2) Resolutions are made at the lowest management level possible.
Additional parties are brought into the discussions as needed. Final
interpretive authority is with the A/E team. Final acceptance authority is
with the Project Manager.
3) The CP documents the resolution process.
4) Once the interpretation and resolution have been decided, the
appropriate party corrects the deficiency and notifies the CP that the

Sample Commissioning Specification 16

 equipment is ready to be retested. The CP reschedules the test and the
test is repeated until satisfactory performance is achieved.

C. Cost of Retesting

1. The cost for the Sub to retest a pre-functional or functional test, if they are
responsible for the deficiency, shall be theirs. If they are not responsible, any
cost recovery for retesting costs shall be negotiated with the GC.
2. The time for the CP and PM to direct any retesting because a specific pre-
functional checklist or start-up test item, reported to have been successfully
completed, but determined during functional testing to be faulty, will be
backcharged to the GC.

D. Approval.

The CP makes formal approval of the functional performance test after review.
The CP recommends acceptance of each test to the PM. The PM gives final
approval on each test.

3.9 DEFERRED TESTING

A. Unforeseen Deferred Tests. If any test cannot be completed due to the building
structure, required occupancy condition, or other deficiency, the functional
testing may be delayed upon approval of the PM. These tests are conducted in
the same manner as the seasonal tests as soon as possible.

B. Seasonal Testing. Seasonal variation in operations or control strategies may

require additional testing during the opposite season to verify performance of the
HVAC system and controls. During the warranty period, seasonal testing and
other deferred testing is completed as required to fully test all sequences of
operation. The CP coordinates these activities. Tests are executed and
documented, with deficiencies corrected by the appropriate Subs. Any final
adjustments to the O&M manuals and as-builts due to the testing are also
completed.

01820 Demonstration and Training

PART 1- GENERAL

1.0X Summary

A. Includes General requirements and procedures for demonstration of the

products and systems of the facility, and training of the owners operating
and maintenance personnel.

Sample Commissioning Specification 17

1.0X Related Sections

A. Section 01810 – Commissioning

B. Section 01830 – Operation and Maintenance

PART 3 EXECUTION

3.0X TRAINING OF OWNER PERSONNEL

A. The GC shall be responsible for training coordination and scheduling and

for ensuring that training is completed.
B. The CP shall be responsible for reviewing and approving the content of
the training of Owner personnel for commissioned equipment.
C. The specific training requirements of Owner personnel by Subs and
vendors is specified in the Division in which the equipment is specified.
D. Each Sub and vendor responsible for training submits a written training
plan to the CP for review and approval prior to training. The approved
O&M manuals shall be used during the training for equipment specific
references. The plan will cover the following elements:
a. Equipment list
b. Agenda and subjects (design intent, equipment inspections, modes
of operation, system interactions, troubleshooting, preventative
maintenance, etc.)
c. Expected duration of training session
d. Methods (classroom lecture, video, site walk-through, actual
operational demonstrations, written handouts, etc.)
e. Instructor and qualifications
E. For primary HVAC equipment, the Controls Contractor shall provide a
short discussion of the control of the equipment during the mechanical or
electrical training conducted by others.

01830 Operation and Maintenance

PART 1- GENERAL

1.0X Summary

A. Requirements and procedures for operating the facility, after

commissioning.

1.0X Related Sections

A. Section 01780 – Closeout Submittals

B. Section 01810 – Commissioning

Sample Commissioning Specification 18

Division 15 — Mechanical

15050 Basic Mechanical Materials and Methods

PART 1 - GENERAL

1.0X Commissioning

A. The project will have selected building systems commissioned. The

equipment and systems to be commissioned are specified in Section
01810. The commissioning process is described in Section 01810.

1.0X Related Sections

A. Section 01810 – Commissioning

Division 16 — Electrical

16050 Basic Electrical Materials and Methods

PART 1 - GENERAL

1.0X Commissioning

A. The project will have selected building systems commissioned. The

equipment and systems to be commissioned are specified in Section
01810. The commissioning process is described in Section 01810.

1.0X Related Sections

B. Section 01810 – Commissioning

Sample Commissioning Specification 19