Skip to content

Menu

COMMISSIONING PLAN | What, Why,

When, How with Template
Last Updated: August 29, 2023, by Bob Morris
A Commissioning Plan is a written document outlining the steps, tasks, activities, and responsibilities to be conducted and
adhered to, ensuring that the overall project commissioning process is understood and delivered by all parties involved.

Usually created by the Commissioning Agent or General/Main Contractor, it is used as an aid to guide the team, ensuring that
a building’s systems are programmed, sequenced, strategized, designed, installed, tested, verified, documented, handed over,
and operating in line with the Owners Project Requirements [OPR].

The document will cover the following:

 The process to be adopted,

 Tasks and activities,
 Team structure,
 Responsibilities of the team members,
 Communication channels,
 Documentation,
  Reporting,
 Training,
 Commissioning programme/schedule.

Table of Contents
🟩 Why write a Commissioning Plan?
There are a few reasons to write a Cx Plan:

 to ensure that the whole project team involved in the commissioning process fully understands their roles and
responsibilities, ensuring that its a success and the building, upon handover, is designed, installed, tested, verified,
documented, and operating in line with the Owners Project Requirements [OPR],
 to meet Green Building expectations, such as LEED if being utilized on a project, as it usually is a requirement under
the commissioning requirements section,
 to meet client-specific requirements, mainly if they stipulate commissioning processes such as ACG, ASHRAE, BCxA,

🟩 Other Names for a Commissioning Plan

BSRIA, CIBSE, NEBB. A commissioning plan forms part of those requirements.

Through the years, we have heard and come across other terms that reference the document, such as:

 Cx Plan
 Testing and Commissioning Plan
 HVAC Commissioning Plan
 AC Commissioning Plan
 Building Commissioning Plan
 MEP Testing and Commissioning Plan
 LEED Commissioning Plan
 Total Building Commissioning Plan
These are all the same document.
Commissioning Plan Template [MS Word]
To ensure that project commissioning is delivered to a high standard, a quality detailed Commissioning Plan is required.
It provides and helps the project to understand, control, and complete the required tasks from the process, documentation,
programming, reporting, meetings, workshops, handover, etc including clearly defining the responsibilities of each party involved
[Client, CxA, Designer, Main/General Contrator]
It's useable from the minute you open it.
#CC: 013a
Buy Here | $24.99

🟩 Responsibility Matrix
To create, write, update, and approve the commissioning plan, several people and consultants will be involved, depending on the
stage, as noted below:

TASK/ACTIVITY ROLE RESPONSIBILITY

Pre-Design Stage Cx Plan CxA Write

Owner Approve
MEP Designer Consulted
General/Main Contractor Consulted
MEP Contractor Informed
TASK/ACTIVITY ROLE RESPONSIBILITY

Vendors Informed
Design Stage Cx Plan CxA Update
Owner Approve
MEP Designer Consulated
General/Main Contractor Consulted
MEP Contractor Informed
Vendors Informed
Construction Stage Cx Plan CxA Approve
Owner Informed
MEP Designer Consulated
General/Main Contractor Update
MEP Contractor Informed
Vendors Informed
TASK/ACTIVITY ROLE RESPONSIBILITY

Handover Stage Cx Plan CxA Approve

Owner Informed
MEP Designer Consulted
General/Main Contractor Update
MEP Contractor Informed
Vendors Informed

🟩 When is it Issued and Updated?

As can be seen in the responsibility matrix above, the plan will be created, written, and updated at the following times [in line with the
overall project commissioning process]:

STAGE INFORMATION

Cx Pre-Design To be written along side the development of the Owners Project Requirement
STAGE INFORMATION

Stage Document [OPR] and Basis of Design [BOD].

At this stage the document will detail the baseline of the overall process that will
be developed over the next stages.
Cx Design Stage The document will be developed further from the Pre-Design Stage.

Adding more detailed information and expanding on the overall process and
requirements, based on the overall design and anything that may require changes
from the commissionability reviews etc.
Cx Construction As the general/main contractor develops their construction information, the plan
Stage will be updated to reflect this stage of the project.

Team organigrams are finalized, agreement on documents and strategies etc.

Cx Handover During the final stage of the commissioning process the 'final' cx plan is updated
Stage and issued within the overall handover documentation / operating and
maintenance manuals.
Other articles that we have written and are referenced here that can be read:
BUILDING COMMISSIONING | Why it’s Important & Benefits…

4 DIFFERENT TYPES | of Building Commissioning

THE COMMISSIONING PROCESS | Explained [with download flow]

OWNER’S PROJECT REQUIREMENT | [OPR] What is it & Template

TRAINING MANUAL | for Operational Staff at Handover [with template]

🟩 How Do You Write and Develop a Cx Plan?

The best way to write and develop the plan is to use a template, but if this is not available and you are starting from scratch, you can
use the five steps below:
🟧 Step 1: Understand Responsibilities
Using the ‘Responsibility Matrix’ above, complete the table with the ‘actual’ project requirements.

This will allow you and the project to understand who is doing what and when clearly.

🟧 Step 2: Commissioning Plan Template Format

The next step is to create the ‘Index’ of the document, detailing what is expected to be included within the final document.

🚀 The ASHRAE Commissioning Process document can be referred to for this or use the template below, which uses it as a base and
adds more specific items that we feel are needed to be covered.

SECTION DESCRIPTION

1.0 Introduction
2.0 Commissioning Delivery Overview
3.0 Project Information
SECTION DESCRIPTION

3.1. Roles
4.0 Important Information
4.1 Delivery Basis of Commissioning
4.2 Developer/Main Contractor 3rd Party Commissioning Company
4.3 Electrical Discrimination Protection Setting Study
4.4 Regulations/Standards & Codes
4.5 Guides/Good Practice
5.0 Commissioning Team Information
5.1 Owner Commissioning Team
5.2 General Contractor Commissioning Team
6.0 Communication Protocol
6.1. Stakeholders
6.2. Communication Channels
SECTION DESCRIPTION

6.3. Communication Frequency

6.4. Escalation Procedures
6.5. Communication Templates
6.6. Language and Tone
6.7. Communication Review
7.0 Commissioning Programme
7.1 Fully Integrated and Coordinated
7.2 2 Week Look Ahead
7.3 Daily Schedule
7.4 Early Handover of Areas
7.5 Recovery Programme
8.0 Commissioning Meetings
8.1 Commissioning Kick Off Meeting
SECTION DESCRIPTION

8.2 Design Review Meetings

8.3 Controls Integration Meetings
8.4 Pre-Construction Meetings
8.5 Progress Review Meetings
8.6 Functional Performance Testing Meetings
8.7 Daily Catchup Meetings
8.8 System Integration Meetings
8.9 Training and Handover Meeting
8.10 Lessons Learned Meeting
9.0 Commissioning Reports
9.1 Weekly Progress Reports
9.2 Monthly Progress Reports
9.3 Final Commissioning Report
SECTION DESCRIPTION

9.4 Systems Manual

9.5 Building Log Book
10.0 Commissioning Documents
10.1 Submittal and Sampling Rates
10.2 Numbering System of Documents
10.3 Electronic Filing System
10.4 Calibration Certification
10.5 Documentation Workflow
10.6 Types of Documents
11.0 Draft List of Documents
11.1 Pre-Design / Design Stage Documents
11.2 Factory Testing Documents
11.3 Pre-Commissioning Checklists & Functional Procedures
SECTION DESCRIPTION

11.4 Building Integrated Testing

11.5 Handover Documents
11.6 Others
12.0 Electronic Platforms and Software
12.1 Electronic Document Management Platform
12.2 Electronic Commissioning Platform
13.0 Tracking & Registers
13.1 Commissioning Risk Register
13.2 Commissioning Issues Log
13.3 Request for Information Log
13.4 Variation Log
13.5 Asset Register Log
13.6 Commissioning Document Register
SECTION DESCRIPTION

13.7 Commissioning Progress Tracker

14.0 Resource Levels
15.0 Factory Testing
15.1 Factory Testing Witnessing and Sampling Rate
15.2 Equipment to be Factory Tested
15.3 Factory Testing Procedure Format
15.4 Notification of Factory Test
15.5 Factory Testing Report Format
16.0 Onsite Works
16.1 Sampling Rate
16.2 Critical System & Components
16.3 Non-Critical System & Components
16.4 Pre-Commissioning
SECTION DESCRIPTION

16.5 Functional Testing

16.6 Commissioning Certification
17.0 Building Integrated Testing
17.1 Building Integrated Testing Script Format
17.2 Building Integrated Testing Report Format
18.0 Peak Season Testing
19.0 Training of Facility Staff
19.1 Training Manual Format
19.2 Training Roles & Responsibilities
19.3 Training Methods
19.4 Evaluation and Assessment
19.5 Training Records
20.0 Lessons Learned
SECTION DESCRIPTION

21.0 Warranty Review

22.0 Commissioning Process Activities/Roles and Responsibilities
22.1 Stage 1 - Pre-DEsign
22.2 Stage 2 - Design
22.3 Stage 3 - Construction
22.4 Stage 4 - Occupancy & Operations
22.5 Stage 5 - Continuous Operations
23.0 Systems Required to be Commissioned
24.0 Tools and Instruments
25.0 Appendix A - Owners Project Requirements
26.0 Appendix B - Basis of Design Document
27.0 Appendix C - Project Specifications
28.0 Appendix D - Commissioning Team Organigram
SECTION DESCRIPTION

29.0 Appendix E - Commissioning Process Flow Chart

30.0 Appendix F - Commissioning/Construction Checklists

🟧 Step 3: Obtain Information

The following information should be obtained and reviewed to allow the information to be correct, relevant, and specific for the
Project and inclusion within the Commissioning Plan.

The information should be pretty easy to obtain and can usually be located in,

 the tender,
 the schematic design,
 the detailed design,
 commissioning studies, and
 reviews
Below is a table detailing the main items of information that could be referenced, the reason why we reference it, and where the
information can usually be found:

ID INFORMATION REASON WHERE TO FIND

1 Commissioning Process the To allow the Commissioning Owner's Project

ID INFORMATION REASON WHERE TO FIND

Construction is requiring Process to be written and Requirements Document

determined [OPR]
2 Building Type and To complete the information Owner's Project
information about the project Requirement Document
[OPR]
3 Project Specifications For general review From MEP&F Designer
4 Owner’s Project Requirements For a general review of the From the Client Team,
[OPR] Owner’s expectations
But should be within
Commissioning
Consultant documents
5 Basis of Design Document To understand what the MEP&F From Design Team,
design is based upon
But should be within
Commissioning
Consultant documents
6 Layout Drawings For a general review of systems MEP&F Designer
ID INFORMATION REASON WHERE TO FIND

etc
7 Schematic Drawings For a general review of systems MEP&F Designer
etc
8 Control Logic and Sequence For a review of how systems will Drawings
of Operation of Plant / operate
Equipment The sequence of
Operation Matrix

MEP&F Designer
9 Project Programme and Dates To allow initial Commissioning General Project
Programmes etc to be developed Programme

OPR

Client

Project Manager
ID INFORMATION REASON WHERE TO FIND

10 Project Team To allow completion of the roles Contact Schedules

Information/Contact details and responsibilities and contact
information etc Spread Sheets

Client

Project Manager
11 Documentation Protocols To allow understanding of the OPR
project process expectations for
issuing and reviewing documents Project Protocol
Documents

Client

Project Manager
12 List of equipment to be To allow inclusion in the OPR
Factory Tested document
MEP&F Specifications
ID INFORMATION REASON WHERE TO FIND

13 % of Witnessing Expected for To allow detailing of OPR

all Systems and Equipment requirements
14 Owner Novated Contractors To include for reference OPR
or Vendors
15 Specific Document To ensure all documents relating OPR
Numbering Requirements to Testing and Commissioning
are noted for reference. Project Protocol
Documents
16 Requirements for any Peak To allow to be included OPR
Season Testing
MEP&F Specification
17 Building IST Testing To allow to be included OPR
Requirements
MEP&F Specifications
18 Building Enclosure Testing To allow to be included OPR
Requirements
MEP&F Specifications
ID INFORMATION REASON WHERE TO FIND

Green Building
Requirements
19 Any LEED / Green Building To allow to be included and OPR
Requirements adjust any commissioning
requirements to cover
Buy All 126No. Site Commissioning Documents
We have been asked several times to create a complete document package covering everything we have uploaded to the site.
So it's taken some time, but here it is....126No. Documents for you to download in Microsoft Word, Microsoft Excel & PDF Formats.
CLICK THE BUY HERE TO SEE/DOWNLOAD A FULL LIST OF DOCUMENTS INCLUDED...

#CC: 000d
Buy Here | $129.99

🟧 Step 4: Review the Information

Once all the information has been gathered, it is then that we can start to review it and start to write the Cx Plan.

The aim here is to evaluate/review the information making notes and observations of anything that will help.

We use the following order of review, which allows us to complete the Sections as noted [from Step 2 above]:

ID INFORMATION REVIEWED SECTION OF CX PLAN

1 Owner's Project Requirements [OPR] 3.0 - Project Information

4.0 - References

6.0 - Important Information

ID INFORMATION REVIEWED SECTION OF CX PLAN

9.0 - Commissioning Process

10.1 - Code/Guides/Standards

10.4 - Project Controls

10.5 - BMS Points

10.6 - BMS Graphics

10.7 - Fire Cause and Effect Matrix

10.13 - Document Sampling Rate

10.14 - Numbering Systems

10.15 - Electronic Filing Systems

10.16 - Hard Copy Filing Systems

ID INFORMATION REVIEWED SECTION OF CX PLAN

11.0 - Factory Testing

11.4 - Factory Testing Report Format

13.1 - Functional Testing Witness and Sampling

15.0 - Training Requirements

20.0 - Project Programme

Appendix A - Owner's Project Requirements

2 MEP&F Designer Project Specifications 4.0 - References

6.0 - Important Information

10.1 - Code/Guides/Standards

10.2 - Project Specifications

ID INFORMATION REVIEWED SECTION OF CX PLAN

10.5 - BMS Points List

10.6 - BMS Graphics

10.10 - Fire Cause and Effect Matrix

11.0 - Factory Testing

14.0 - Systems to be Commissioned

15.0 - Training Requirements

18.0 - Warranties

Appendix C - Project Specifications

3 Basis of Design Document 4.0 - References

6.0 - Important Information

ID INFORMATION REVIEWED SECTION OF CX PLAN

10.1 - Code/Guides/Standards

10.5 - BMS Points List

10.6 - BMS Graphics

10.10 - Fire Cause and Effect Matrix

11.0 - Factory Testing

14.0 - Systems to be Commissioned

15.0 - Training Requirements

18.0 - Warranties

Appendix B - Basis of Design Document

4 Schematic Drawings, Layout Drawings, 6.0 - Important Information
ID INFORMATION REVIEWED SECTION OF CX PLAN

Control Logics
10.3 - Project Drawings

11.1 - Factory Testing

11.2 - Factory Testing Method Statements

12.0 - Pre-Commissioning

13.2 - Functional Testing Method Statements

14.0 - Systems Required to be Commissioned

15.0 - Training Plan and Records

16.0 - Peak System Testing

17.0 - Building Load Testing

ID INFORMATION REVIEWED SECTION OF CX PLAN

20.1 - Commissioning Programme & Sequences

22.2 - Control Logics/Sequence of Operation

Workshops

24.5 - Asset Register Log

Appendix F - Commissioning/Construction
Checklists

🟧 Step 5: Write the Plan & Issue

Once all the information has been reviewed and notes made, proceed to write the plan.

Once the Owner/Client Team accepts, issue to the project/contractors via the Tender Documents or, if the Commissioning Consultant
is not involved in the project’s early stages, issue via document issuing protocols.

Ensure the document is updated throughout the project in line with the above section ‘When is it Issued and Updated’.
🟩 Word or Excel?
Depending on the project’s preferences, either software can create the Commissioning Plan.

We usually create in Microsoft Word as it is more manageable and formatting is much easier.

⬜ Commissioning Plan Template and Download

To help us expand the site and create more resources, we created the documentation below in [Microsoft Word] for download.

Click the ‘Buy Here‘ button to purchase the fully editable copy of the document below, which can be used immediately.

You will be directed to our shop page.

Buy Here | $24.99

⬛ Related Articles
ASHRAE | Guideline 0 – Is It Worth $100…
GO TO ARTICLE
INSTALLATION Vs. COMMISSIONING | A Quick Explanation…
GO TO ARTICLE
COMMISSIONING DOCUMENTS | Listed Including [PDF] Download
GO TO ARTICLE
FREE SIGN-OFF CERTIFICATES | Level 0-6 Data Centre Commissioning +
Download
GO TO ARTICLE
CALIBRATION CERTIFICATES | What They Are And Why They Matter
GO TO ARTICLE
COMMISSIONING MEETINGS | Explanation And Downloadable Agenda
GO TO ARTICLE
⬛ Latest Articles
DATA CENTER | Commissioning Guideline & Template
GO TO ARTICLE
DATA CENTER COMMISSIONING | What Is It?
GO TO ARTICLE
TIER V Platinum Data Center | What Is It?
GO TO ARTICLE
BUILDING SYSTEMS MANUAL | How To Write One With Roles
GO TO ARTICLE
SPRINKLER PIPEWORK | Pre-Commissioning Checklist
GO TO ARTICLE

⬛ Author
If you would like to know more about the author, here is my Personal Linkedin Account
ABOUT US | PRIVACY POLICY | WEBSITE DISCLAIMER | © 2023 constructandcommission.com