Commissioning Stakeholders Guide.

pdf 1 12/3/2018 11:35:05 AM

Guidance for Every Step and Stakeholder

COMMISSIONING
DESIGNERS OPERATORS
OWNERS ARCHITECTS
STAKEHOLDERS’ GUIDE

COMMISSIONING STAKEHOLDERS’ GUIDE | KETTLER

The Commissioning Stakeholders’ Guide, copublished by ASHRAE, a leader in the
sustainable built environment, and BCxA, the authority on building commissioning, provides
information distilled from all the major sources on commissioning in one convenient

MANUFACTURERS
package.

For every stakeholder and through every step in the commissioning process, this guide
provides best practices knowledge and concise requirements for new construction
commissioning. Each facet of the commissioning process is outlined, from project initiation

OPERATORS
to the final commissioning report, with each role, from the owner to the design team to the
commissioning provider, defined in the most up-to-date and industry-standard language.
System types covered include those found in commercial, medical, industrial, and education
facilities.
DESIGNERS
The guide also features more than 50 checklists designed to aid various professionals in
carrying out commissioning tasks. These checklists are also available for download from a
supplementary website. OWNERS ARCHITECTS
MANUFACTURERS
C
Designed to complement and enhance ASHRAE Guideline 0, ANSI/ASHRAE/IES Standard
M
202, and other commissioning-focused consensus documents and standards, this guide is
Y
a practical and applicable resource for everyone with a vested interest in commissioning.
CM

This guide is suitable for the following stakeholders:

OPERATORS
MY

DESIGNERS
CY

CMY
Building owners, managers, Engineers
K
developers, and operators Construction managers

OWNERS
Maintenance personnel Contractors and subcontractors

ARCHITECTS
Project and program managers Manufacturers
Elected and administrative officials Suppliers
Building officials Installers
Code and standards developers Commissioning providers
Architects ...among others

978-1-947192-05-8 (paperback)
978-1-947192-06-5 (PDF)

1791 Tullie Circle

Atlanta, GA 30329-2305
Gerald J. Kettler
404.636.8400 (worldwide) 9 781947
CCP, CIAQM, TBE, BEAP, REM, CEM
192058
www.ashrae.org Product code: 90307 12/18
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Commissioning
Stakeholders’
Guide
CxFront.book Page ii Wednesday, December 12, 2018 1:17 PM
CxFront.book Page iii Wednesday, December 12, 2018 1:17 PM

Commissioning
Stakeholders’
Guide

GERALD J. KETTLER,
PE, CCP, CIAQM, TBE, BEAP, REM, CEM

ASHRAE
Building Commissioning Associat ion
CxFront.book Page iv Wednesday, December 12, 2018 1:17 PM

ISBN 978-1-947192-05-8 (paperback)

ISBN 978-1-947192-06-5 (PDF)

© 2018 ASHRAE
1791 Tullie Circle, NE
Atlanta, GA 30329
www.ashrae.org
All rights reserved.
Printed in the United States of America
Cover design by Megan Joyce.
ASHRAE is a registered trademark in the U.S. Patent and Trademark Office, owned by the American Society of Heating, Refriger-
ating and Air-Conditioning Engineers, Inc.
ASHRAE has compiled this publication with care, but ASHRAE has not investigated, and ASHRAE expressly disclaims any duty
to investigate, any product, service, process, procedure, design, or the like that may be described herein. The appearance of any
technical data or editorial material in this publication does not constitute endorsement, warranty, or guaranty by ASHRAE of any
product, service, process, procedure, design, or the like. ASHRAE does not warrant that the information in the publication is free
of errors, and ASHRAE does not necessarily agree with any statement or opinion in this publication. The entire risk of the use of
any information in this publication is assumed by the user.
No part of this book may be reproduced without permission in writing from ASHRAE, except by a reviewer who may quote brief
passages or reproduce illustrations in a review with appropriate credit; nor may any part of this book be reproduced, stored in a
retrieval system, or transmitted in any way or by any means—electronic, photocopying, recording, or other—without permission in
writing from ASHRAE. Requests for permission should be submitted at www.ashrae.org/permissions.
Library of Congress Cataloging-in-Publication Data

Names: Kettler, Gerald J., author.

Title: Commissioning stakeholders' guide / Gerald J. Kettler, PE, CCP, CIAQM,
TBE, BEAP, REM, CEM, LEED AP, Life Member ASHRAE.
Description: Atlanta, GA : ASHRAE, [2019] | Includes bibliographical
references and index.
Identifiers: LCCN 2018048666| ISBN 9781947192058 (pbk.) | ISBN 9781947192065
(pdf)
Subjects: LCSH: Building commissioning--Handbooks, manuals, etc. |
Buildings--Specifications--Handbooks, manuals, etc. | Construction
contracts--Handbooks, manuals, etc. | Building inspection--Handbooks,
manuals, etc.
Classification: LCC TH425 .K48 2019 | DDC 690.028/7--dc23 LC record available at https://lccn.loc.gov/2018048666

ASHRAE STAFF
SPECIAL PUBLICATIONS PUBLISHING SERVICES
David Soltis
Cindy Sheffield Michaels
Group Manager of Electronic Products and Publishing Services
Editor, Special Publications
Jayne Jackson
James Madison Walker
Managing Editor, Standards Publication Traffic Administrator

Lauren Ramsdell DIRECTOR OF PUBLICATIONS AND EDUCATION

Associate Editor
Mary Bolton Mark S. Owen
Editorial Assistant
Michshell Phillips
Editorial Coordinator

Updates and errata to this publication will be posted on the

ASHRAE website at www.ashrae.org/publicationupdates.
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Contents

Acknowledgments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi
Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xii
Chapter 1—Strategic Guide to the Commissioning Process . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Introduction to the Commissioning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Strategic Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Use of the Commissioning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Value and Benefits of Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Performance Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Commissioning Provider Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Commissioning Expectations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Chapter 2—New Construction Commissioning Process
Activities and Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
The Commissioning Process for New Construction. . . . . . . . . . . . . . . . . . . . . 7
New Construction Commissioning Process Activities and Deliverables . . . . . 9
Commissioning Process Documentation Overview . . . . . . . . . . . . . . . . . . . . . 9
Owner’s Project Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
The Basis of Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Commissioning Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Commissioning Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Design Review Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Record Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Systems Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Preliminary Commissioning Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Final Commissioning Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Roster of Participants and Stakeholders . . . . . . . . . . . . . . . . . . . . . . . . . . 13
References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
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vi | Commissioning Stakeholders’ Guide

Chapter 3—Stakeholder/Participant Roles and Responsibilities. . . . . . . . . . . . . . . . . . . . . . 17

Chapter 1

New Construction Commissioning Process Responsibility

by Document. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Stakeholder Project Phase Involvement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Stakeholder Roles and Responsibilities Summary . . . . . . . . . . . . . . . . . . . . . 17
Owner/Owner’s Representative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Chapter 2

Architect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Engineer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Contractor/Construction Manager . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Subcontractors and Installers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Chapter 3

Manufacturer and Supplier . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Commissioning Provider . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
LEED® or Program Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Stakeholder Duties and Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Chapter 4

Owner/Owner’s Representative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Architect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Design Engineers
(Mechanical, Electrical, Plumbing, Enclosure,
and Others Included in the Design Process) . . . . . . . . . . . . . . . . . . . . 24
Chapter 5

Contractor/Construction Manager . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Subcontractor and Installer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Manufacturer and Supplier . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Commissioning Provider . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
LEED® or Program Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Appendix A

References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Chapter 4—Commissioning for Codes and Standards Requirements . . . . . . . . . . . . . . . . . 37
Basic Commissioning Process to Code Requirements . . . . . . . . . . . . . . . . . . 37
Appendix B

Commissioning Application for Construction Projects Using IECC . . . . . . . 37

Building Official and AHJ Role in Commissioning . . . . . . . . . . . . . . . . . 38
Commissioning Process for Building Permit . . . . . . . . . . . . . . . . . . . . . . 38
Commissioning Checklist for Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
IECC Commissioning Documentation for Final Inspection and
Appendix B

Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Commissioning Report Outlines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
Chapter 5—Building System Selection for Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Appendix B

Basic Commissioning Activities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

Building System Commissioning Checklists . . . . . . . . . . . . . . . . . . . . . . . . . 43
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Contents | vii

Chapter 6—Building System Commissioning Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 55

Chapter 1
Commissioning Major Specialty Task Selection . . . . . . . . . . . . . . . . . . . . . . 55
Building Enclosures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Air-Conditioning and Ventilation Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Plumbing Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

Chapter 2
Electric Power Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Lighting and Control Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Energy Monitoring and Management Systems. . . . . . . . . . . . . . . . . . . . . . . . 56
Indoor Environmental Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

Chapter 3
Landscape Irrigation Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Fire Protection Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Fire Alarm Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Vertical Transportation Systems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Chapter 4
On-Site Energy Generation Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Telephone and Communication Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Chapter 5
Chapter 7—Selecting and Hiring a Commissioning Provider . . . . . . . . . . . . . . . . . . . . . . . . 73
Guidelines for Qualifications and Independence of Approved
Commissioning Providers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
Qualifications-Based Selection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

Appendix A
Owners and Commissioning Providers: You Need QBS . . . . . . . . . . . . . 74
References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
Appendix A—Commissioning Process Definitions and Resources . . . . . . . . . . . . . . . . . . . . 79
Commissioning Definitions (ASHRAE/IES Standard 202) . . . . . . . . . . . . . . 79

Appendix B
Commissioning Organizations and Resources . . . . . . . . . . . . . . . . . . . . . . . . 81
Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
Appendix B—Commissioning Process Documentation:
New Construction Checklists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Appendix B
New Construction Commissioning Documentation Checklists . . . . . . . . . . . 83
Owner’s Project Requirements (OPR) Document . . . . . . . . . . . . . . . . . . . . . 83
OPR Documentation Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Commissioning Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
Appendix B

Commissioning Plan Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84

Basis of Design (BoD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
Commissioning Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
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viii | Commissioning Stakeholders’ Guide

Specifications for the Commissioning Process. . . . . . . . . . . . . . . . . . . . . 86

Chapter 1

Project Documents, Submittal Review, and Reports . . . . . . . . . . . . . . . . . . . 86

Design Submissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
Construction Observation, Testing Checklists, and Reports, . . . . . . . . . . . . . 89
Issues and Resolutions Log. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Chapter 2

Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Systems Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Training Plan and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
Commissioning Process Reports and Testing Records. . . . . . . . . . . . . . . . . . 91
Chapter 3

References. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
Chapter 4

Downloadable copies of the checklists featured in this book can be found at

www.ashrae.org/CxStakeholders
Chapter 5
Appendix A
Appendix B
Appendix B
Appendix B
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Checklists

Chapter 2
New Construction Commissioning Process Activities, Deliverables,
and Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Commissioning Process Responsibilities by Activity . . . . . . . . . . . . . . . . . . 14
Commissioning Team Contact List . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Chapter 3
Commissioning Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Commissioning Team Members by Phase (Stum and Bjornskov 2017) . . . . 20
Owner’s Roles and Responsibilities Checklist . . . . . . . . . . . . . . . . . . . . . . . . 29
Architect’s Roles and Responsibilities Checklist . . . . . . . . . . . . . . . . . . . . . . 30
Design Engineer Roles and Responsibilities Checklist . . . . . . . . . . . . . . . . . 31
Contractor/Construction Manager Roles and Responsibilities Checklist. . . . 32
Subcontractor and Installer Roles and Responsibilities Checklist . . . . . . . . . 33
Manufacturer and Supplier Roles and Responsibilities Checklist . . . . . . . . . 34
Commissioning Provider Roles and Responsibilities Checklist. . . . . . . . . . . 35
LEED® or Program Administrator Roles and Responsibilities Checklist . . . 36
Chapter 4
Commissioning Documentation for Permit . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Commissioning Documentation for Final Inspection
and Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
Chapter 5
Commercial and Office Buildings—Systems to Commission . . . . . . . . . . . . 44
Medical Buildings and Hospitals—Systems to Commission . . . . . . . . . . . . . 45
Educational Facilities—Pre-K–12 Schools—Systems to Commission . . . . . 46
College and University Facilities—Systems to Commission . . . . . . . . . . . . . 47
Municipal and State Buildings—Systems to Commission . . . . . . . . . . . . . . . 48
Federal Buildings—Systems to Commission . . . . . . . . . . . . . . . . . . . . . . . . . 49
Industrial Facilities—Systems to Commission. . . . . . . . . . . . . . . . . . . . . . . . 50
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x | Commissioning Stakeholders’ Guide

High-Rise Residential Buildings—Systems to Commission . . . . . . . . . . . . . 51

Chapter 1

Retail Buildings and Areas—Systems to Commission. . . . . . . . . . . . . . . . . . 52

Justice Buildings—Systems to Commission . . . . . . . . . . . . . . . . . . . . . . . . . 53

Chapter 6
Building Enclosure Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
Chapter 2

Air-Conditioning and Ventilation Systems Commissioning . . . . . . . . . . . . . 59

Plumbing Commissioning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
Electrical Power Systems Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
Lighting and Control Systems Commissioning . . . . . . . . . . . . . . . . . . . . . . . 63
Chapter 3

Energy Monitoring and Management Commissioning. . . . . . . . . . . . . . . . . . 64

Indoor Environmental Quality Commissioning . . . . . . . . . . . . . . . . . . . . . . . 65
Landscape Irrigation Systems Commissioning. . . . . . . . . . . . . . . . . . . . . . . . 66
Fire Protection Systems Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
Fire Alarm Systems Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
Chapter 4

Vertical Transportation Systems Commissioning . . . . . . . . . . . . . . . . . . . . . 70

On-Site Energy Generation System Commissioning . . . . . . . . . . . . . . . . . . . 71
Telephone and Communication Systems Commissioning . . . . . . . . . . . . . . . 72

Chapter 7
Chapter 5

Project Solicitation: BCxA Forms Summary . . . . . . . . . . . . . . . . . . . . . . . . . 77

Appendix B
Commissioning Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
Appendix A

Owner’s Project Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94

Preliminary Commissioning Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
Final Commissioning Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
Basis of Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
Appendix B

Commissioning Specifications in Construction Documents. . . . . . . . . . . . . . 98

Design Review Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
Commissioning Submittal Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
Commissioning Observation and Testing Report . . . . . . . . . . . . . . . . . . . . . 101
Appendix B

Equipment and Assemblies Tested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102

Sample Commissioning Issues and Resolutions Log . . . . . . . . . . . . . . . . . . 103
Commissioning Issues and Resolutions Log . . . . . . . . . . . . . . . . . . . . . . . . 104
Systems Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105
Training Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106
Appendix B

Commissioning Documentation for

Final Inspection and Certificate of Occupancy. . . . . . . . . . . . . . . . . . . . 107
Final Commissioning Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108
CxFront.book Page xi Wednesday, December 12, 2018 1:17 PM

Acknowledgments

ASHRAE and the Building Commissioning Association (BCxA) are pleased to have collaborated in the pro-
duction of this Commissioning Process Application Stakeholder Guide. In this guide, the author, Gerald J.
Kettler, has distilled decades of knowledge and experience in the field, resulting in useful tools for assisting
project team members to understand and manage the commissioning process, and to work together with an
understanding of each stakeholder’s roles and responsibilities in new construction commissioning.
The author is grateful for the expertise and support of Bruce Pitts, Past President, and Liz Fischer, Executive
Director, of the Building Commissioning Association (BCxA). We would also like to thank Bradley Brooks
and Karl Stum, both highly regarded commissioning providers, for their technical review and professional
input. In the code application areas, we also thank Jason Vandever of SPEER, and Dave Walls of the Interna-
tional Code Council (ICC) for reviews and suggestions. Additionally, we want to recognize the leadership of
Ross Montgomery in the creation of the ASHRAE document used for the introduction to the commissioning
process chapter. The guide could not have been completed without the editorial contributions and review by
Diana Bjornskov of the BCxA and production management by Cindy Michaels, Editor of Special Publica-
tions at ASHRAE.
Resources for this guide, primarily from the author’s extensive personal files and activities, also include
information from ASHRAE publications, standards and guidelines including ANSI/ASHRAE/IES Standard
202, The Commissioning Process for Buildings and Systems, and related guidelines, the BCxA/APPA Build-
ing Commissioning Handbook 3rd Edition, and information developed with and for the ICC.
CxFront.book Page xii Wednesday, December 12, 2018 1:17 PM
CxFront.book Page xii Wednesday, December 12, 2018 1:17 PM

Preface

The Commissioning Stakeholders’ Guide provides information, checklists, and sample documentation for
users and participants in the application of the commissioning process. This guide is not intended to be a
user’s manual for commissioning providers. It is intended to be used by stakeholders, including project
developers and other participants such as members of the building community, Owners, architects, engi-
neers, contractors, manufacturers, suppliers, program administrators, and building officials.
The addition of commissioning requirements to building, energy, and green codes makes the application of
an effective and uniform commissioning process mandatory. This guide provides recommendations and
methodologies for applying the commissioning process. Building officials, authorities having jurisdiction
(AHJs), and sustainability program reviewers will find the resources of this guide helpful, as commissioning
is now a requirement.
This guide describes the type and scope of process and documentation that a commissioning stakeholder can
reasonably expect during project application. It provides a brief description of the actions required from each
stakeholder and a set of checklists to organize and monitor their progress within the commissioning process
on a project. The guide also offers selected resources in the form of sample documents, guidelines, and links
to outside sources to assist stakeholders in completing their roles. The checklists and sample documents in
this guide can be used as starting points for organization, management, and approval of the commissioning
process, for document development, and for review of project documents ultimately submitted.
This guide is specifically directed at new construction and major renovation process documentation. The
existing building commissioning process can be substantially different from the new construction process
and is not covered in this guide.
The commissioning process described and explained in this guide is based on the processes shown in ANSI/
ASHRAE/IES Standard 202 and ASHRAE Guideline 0. Many requirements, lists, and examples herein are
compiled from these and other ASHRAE, Building Commissioning Association (BCxA) documents, and
additional industry sources. Commissioning process best practices are summarized in the Building Commis-
sioning Association’s New Construction Commissioning Best Practices documents available free of charge
at www.bcxa.org/knowledge-center/best-practices/.
Every commissioning project is unique. Each project requires full cooperation of the building owner and the
commissioning team directed by an experienced commissioning provider. The commissioning scope must
be set at the project inception, and then scaled and performed based on the owner’s project requirements and
scope. Each document must be customized to suit the specific project.
Once the decision has been made to include commissioning in the project, the following activities can be
conducted using this guide:

• The owner uses the checklist for the type of building being constructed and selects the systems to be
commissioned. See Tables 5.1 through 5.10.
 CxFront.book Page xiii Wednesday, December 12, 2018 1:17 PM

xiii | Commissioning Stakeholders’ Guide

• The Owner uses the commissioning activities checklist to select the commissioning process activities to
be utilized on the project. See Tables 3.9 and B.1.
Chapter 1

• These first two checklists are utilized to select and contract the commissioning provider. See Selecting a
Commissioning Provider in Chapter 7.
• Using the OPR checklist the Owner’s team, along with assistance from the commissioning provider, and
design team if engaged at this time, completes the initial Owner’s Project Requirements (OPR). See
Table B.2.
• These activities and documents can be used to assist in the selection and contracting of the design and/or
Chapter 2

construction teams.
• With the assistance of the Commissioning Plan checklist, the commissioning provider assembles the ini-
tial Commissioning Plan. See Tables B.3 and B.4.
• With the above information and the Basis of Design (BOD) Checklist, the design team can assemble the
BOD. See Table B.5.
• The Owner can then review and approve the Basis of Design and the initial Commissioning Plan.
Chapter 3

• During the design process, the design team, along with the assistance of the commissioning provider
and utilizing the stakeholder participation checklists and the system commissioning checklists (Tables
6.1 through 6.13), includes the commissioning requirements and specifications in the construction docu-
ments.
• During the cost development and proposal process, the contractors, manufacturers and suppliers include
the costs and schedules to implement their actions in the commissioning process.
Chapter 4

• Where required by code, the building official can use the checklists (See Tables 4.1 and 4.2) to verify
construction commissioning requirements and then issue the construction permit.
• During construction, the construction team and the commissioning team conduct the activities of the
commissioning process based on the Commissioning Plan. The various checklists (See Tables 6.1
through 6.13) can be used to monitor and check off activity completions.
• Using the provided checklists, the commissioning team assembles the Systems Manual and the training
Chapter 5

plans that are reviewed by the commissioning provider and Owner. (See Tables B.13 and B.14).
• Depending upon local requirements, the building official could review a preliminary Commissioning
Report document or require a document certifying the Owner’s receipt of the report before issuing a
Certificate of Occupancy.
• At the end of construction, the Systems Manual and final Commissioning Reports are submitted to the
Owner and other designated parties. The checklists that have been used to monitor the progress of com-
Appendix A

missioning should also be included in the Commissioning Report.

This guide is accompanied by downloadable and printable versions of the checklists contained in each
chapter, which can be found at www.ashrae.org/CxStakeholders. These files enable practitioners in
the field to use and reuse checklists to fit their specific projects. If the files or information at the link are
not accessible, please contact the publisher.
Appendix B
Appendix B
Appendix B
CxBook.book Page 1 Wednesday, December 12, 2018 1:16 PM

1.
Strategic Guide to the
Commissioning Process

The following Strategic Guide to Commissioning was developed by the ASHRAE Building Performance
Alliance to explain the needs, results, and benefits of the Commissioning Process as applied to new con-
struction. It is replicated here with minor changes from the original document, which can also be found at
www.ashrae.org//File%20Library/About/Governance/BPABrochureFinalCopy-1.pdf.

1.1 INTRODUCTION TO THE COMMISSIONING PROCESS

This chapter serves as a high-level strategic commissioning description that provides stakeholders with a
basis for understanding enhanced delivery of new and existing building projects. It describes the value, ben-
efits, and rationale for verifying and documenting that all of the commissioned systems and assemblies are
planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements
(OPR) for new construction and/or major renovations.
This guide is intended to establish and maintain consistent high-level commissioning goals and objectives,
including performance, cost-effectiveness, consistency, and best practices. Commissioning can be applied to
nearly all building systems and equipment.

1.1.1 STRATEGIC OVERVIEW

Buildings often do not perform as expected, in spite of the best efforts by the parties involved in the building
and design process. For a building to meet its true performance potential, all facets of the planning, design,
construction, maintenance, and operation must work holistically, focused on common goals for the build-
ing’s performance.
The reasons that many buildings perform only sometimes or not at all are complex. Historically, the building
industry has not stressed enough addressing building performance starting early in project development.
Waiting too long to start the Commissioning Process instead of starting at inception can result in fixing prob-
lems and delivering performance at the end of the project in lieu of preventing these problems from happen-
ing from the beginning. The process, at times in the past, has been approached in a very prescriptive manner,
with segregated duties and responsibilities resulting in performance expectations that may not be communi-
cated and are thus many times not met. This guide has chosen a completely different and inclusive path by
concentrating on building performance as a priority outcome.
Interpretation of the OPR is a shared responsibility of the Commissioning Provider (CxP), Owner/client, and
designer and is a sensitive area for all participants in the Commissioning Process. It is valuable to consider
that a commissioned project must have the cooperation and collaboration of all parties in the facility plan-
ning, design, and construction efforts.
Consistently achieving high levels of building performance, given the current state of the design, construc-
tion, and facilities management professions, is difficult and complicated, but obtainable.
 CxBook.book Page 2 Wednesday, December 12, 2018 1:16 PM

2 | Commissioning Stakeholders’ Guide

This guide
Chapter 1

• demonstrates that the Commissioning Process is a good tool to begin efforts to achieve consistently
higher building capabilities according to intent, which can provide the most direct path to improving
building performance;
• provides a strategic outline and vision for commissioning new and existing projects by providing a com-
mon foundation for use by all providers of commissioning services; and
• assists and informs building project participants on how to produce and sustain high-quality buildings
Chapter 2

by ensuring all of the commissioned systems and assemblies are planned, designed, installed, tested,
operated, and maintained to meet the OPR for new construction.

1.1.2 USE OF THE COMMISSIONING PROCESS

Building commissioning is a process defined in ASHRAE Guideline 0, The Commissioning Process

Chapter 3

(ASHRAE 2013, pp. 3), as follows:

a quality-focused process for enhancing the delivery of a new and existing building project. The
overall process focuses upon verifying and documenting that all of the commissioned systems and
assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner's
project requirements (OPR).
Chapter 4

The Building Commissioning Association (BCxA) also advocates that CxPs include a provision for training
building operations personnel in the Commissioning Process.
The Commissioning Process includes defined activities and deliverables that are accomplished throughout
the predesign, design, construction, and operations phases of new construction projects. The commissioning
actions and documents in this guide provide the plans, procedures, coordination, verification, and project
Chapter 5

records that will produce a high-performance building. It is recognized that specific and detailed commis-
sioning procedural methods and means may differ slightly from organization to organization.
In terms of building performance, the Commissioning Process helps Owners and Project Teams achieve
quality performance in new and existing buildings. The new construction Commissioning Process differs
from Existing Building Commissioning (EBCx), because the forensic (investigative) components of EBCx
are unnecessary for new projects. EBCx may also be referred to as retrocommissioning (RCx) or recommis-
Appendix A

sioning (ReCx). For simplicity, this guide does not specifically address EBCx.
Postoccupancy Ongoing Commissioning (OCx) can also contribute to sustaining optimal performance over
time, delivering energy efficiency and operational savings. OCx is a process of continuously testing and/or
tuning building systems to maintain building performance as expected, in keeping with the OPR.
Special systems and assembly commissioning expertise, such as building enclosure commissioning (BECx),
Appendix B

can be required for buildings. This process is often complex and requires review and testing of enclosure
materials and assemblies interfaces.

1.1.3 VALUE AND BENEFITS OF COMMISSIONING

Commissioning provides value and benefits to the Owner, the project design and Construction Teams, and
Appendix B

ultimately the occupants and building operators in many ways.

The added value and many benefits to the Owner by commissioning a building are manifested in higher-
performing buildings that efficiently serve the occupants and, by extension, the economies they serve.
This guide has many examples and resources that explain in detail how commissioning has proven to be
valuable and useful. According to Mills, “[Commissioning results in] 16% median whole-building energy
Appendix B

savings in existing buildings and 13% in new construction, with payback times of 1.1 years and 4.2 years,
respectively. Median benefit-cost ratios of 4.5 and 1.1, and cash-on-cash returns of 91% and 23% [are]
achieved.” The author goes on to say that “commissioning is the single most cost-effective strategy for
reducing energy, costs, and greenhouse gas emissions in buildings today” (Mills 2009). An update to the
CxBook.book Page 3 Wednesday, December 12, 2018 1:16 PM

Chapter 1—Strategic Guide to the Commissioning Process | 3

Mills study is underway, spearheaded by BCxA in collaboration with Lawrence Berkeley National Labora-
tory. The will modernize the findings of 2009 to 2018.

Chapter 1
Buildings are as diverse as the people who use them. The value and benefits of the Commissioning Process
can be demonstrated in direct proportion to the cost and advantages of performing commissioning weighed
against the cost and risks of not performing commissioning. The design and construction process is
enhanced by the expertise and facilitation of the CxP in integrating its multifaceted levels and phases to
achieve a project’s maximum potential.

Chapter 2
Facilitation of the design and construction phases, and third-party independent review from phase to phase,
add value to the process and the building performance outcome. These activities are performed by a CxP
who is an experienced professional using industry “standards of care” and accepted best practices. Issues
and their resolutions are facilitated and documented with communication to all members of the Commis-
sioning Team. The Owner can then receive the design and construction results at the scheduled time period,
and within its budget. All of this provides a direct path toward informed and good practices during mainte-

Chapter 3
nance and operations. Commissioning documentation and verification can lead to obtaining various energy,
comfort, indoor air quality (IAQ), indoor environmental quality (IEQ), and high-performing building
awards, while enhancing the learning experience and helping to perpetuate the buildings’ sustainability
aspects.

OWNER'S PROJECT REQUIREMENTS (OPR)

Chapter 4
The process of developing the OPR and updating and validating fulfillment of the OPR from conception
through occupancy and operation keeps the Owner, Design Team, and Construction Team focused on deliv-
ery of the end product. The CxP focuses on the OPR at every stage of project delivery, reducing or eliminat-
ing undocumented changes in design requirements.
The CxP monitors and reports the metrics of performance and operation for the Commissioning Process,

Chapter 5
creating the path that produces the building as designed and constructed to meet the OPR.

COMMISSIONING PROCESS FUNCTIONS

The Commissioning Process streamlines and accelerates the project workflow from start to finish.
Scheduling and meeting milestones are enhanced by monitoring and intervention/facilitation by the
CxP, for example:

Appendix A
• Design and submittal reviews ensure compliance with OPR and plans and specifications, as well as pre-
qualification of equipment, systems, personnel, and code/standards compliance.
• Checklists are issued and documented, establishing prerequisites for timely provision of equipment and
systems installation.
• Performance testing ensures compliance with design objectives and requirements.

Appendix B
• Start-ups are performed as an integral part of the process and documented before any performance test-
ing is started.
• Training is facilitated to ensure continued operations.

PROJECT TEAM (PLANNING, DESIGN, CONSTRUCTION)

As a result of the Commissioning Process, the Owner, designer, contractor, and operator encounter Appendix B
fewer costs caused by downtime, delays, change orders, clarifications, and requests for extension of
time for completion. Owners, designers, and contractors realize the independent CxP is working in
their best interests to facilitate and assist in executing the project schedule and milestones based on
unbiased execution of the OPR.
Designers benefit by commissioning review because commissioning diligence verifies the design works
Appendix B

properly and is provided in accordance with the OPR. Designers experience reduced requests for clarifica-
tion, information, and questions about system design and its intended operations.
The Commissioning Process—including testing, identification of premature equipment failures, and due dil-
igence—benefits contractors, equipment vendors, and subcontractors by reducing material and labor costs,
 CxBook.book Page 4 Wednesday, December 12, 2018 1:16 PM

4 | Commissioning Stakeholders’ Guide

punch lists, callbacks, and warranty work. Performance testing and any retesting of poor results ensure the
project works in compliance with the OPR.
Chapter 1

The Construction Team, vendors, and product manufacturers realize the benefit of concentrating on products
and activities that meet the OPR as a guideline, forefront in everyone’s mind, which can reduce product sub-
stitutions and value engineering.
Vendors and material providers benefit from proper equipment start-ups, performance testing, and operation/
maintenance training to verify compliance with contract documents, which accelerates the successful project
Chapter 2

turnover process.
Finally, warranty claims, completion delays, callbacks, and building downtime caused by repairs are reduced
because the systems are tested and performance is verified prior to occupancy.

PERFORMANCE AND OPERATION OUTCOMES

Chapter 3

The operational outcomes in terms of minimizing costs and maximizing building performance are numerous.
Training is facilitated and enhanced by requiring a training plan and curriculum followed by monitoring and
documentation of results. Operation and maintenance (O&M) staff are provided with comprehensive Sys-
tems Manuals and O&M documentation that allow seamless transfer of knowledge and understanding of the
building’s equipment and systems. Building users and occupants benefit from having a working or living
environment in which conditions are designed, constructed, and efficiently and sustainably operated with
Chapter 4

their specific uses in mind.

1.1.4 PERFORMANCE REQUIREMENTS

Commissioning performance requirements are a function of the specific project. The performance require-
ments document goals, expectations, values, and benefits expected to be achieved in a successful new con-
struction project.
Chapter 5

In general, these requirements are intended to maximize the effective performance of the building by allow-
ing people to optimize their productivity as the building operates properly and mandating that the building
meets performance thresholds determined by established metrics and specific Owners’ needs.

The OPR must clearly define the expected building performance and outcomes from the Commissioning
Appendix A

Process. These documents can require considerable effort from the Owner or project manager and the CxP
working collaboratively. They define the project criteria to be used in developing an appropriate Commis-
sioning Plan (Cx Plan) for systems to be commissioned. The purpose of the facility, commissioning activities
to be performed, and operator's capabilities are some of the many items that must be included in the Cx Plan.

Commissioning can be used to document and achieve these goals without jeopardizing other performance
Appendix B

requirements such as IEQ. The Commissioning Process can be used to ensure the goals of technology inte-
gration, interoperability, sustainability, and coordination are achieved while at the same time minimizing
effects of unintended consequences.

OWNER'S PROJECT REQUIREMENTS

Appendix B

The OPR should contain performance requirements for the building, such as the following:

• Performance requirements needed to achieve a high-performance energy rating/label in an energy rating

system
• Performance requirements needed to prove compliance with energy codes and statutes
Appendix B

• Certain requirements with regard to IEQ, building envelope performance, or other requirements specific
to new construction
• Adequate scoping to explicitly list the inclusion of green building commissioning as a subset of the total
building commissioning scope
CxBook.book Page 5 Wednesday, December 12, 2018 1:16 PM

Chapter 1—Strategic Guide to the Commissioning Process | 5

1.1.5 COMMISSIONING PROVIDER CHARACTERISTICS

Chapter 1
The CxP is in charge of the Commissioning Process and makes the final recommendations to the Owner
regarding functional and practical performance of the commissioned building systems. It is important that
the selection of a CxP be based on the qualifications and experience of the proposed candidate. For each
project, the commissioning purpose and scope should be clearly defined in the CxP’s contract for services.
There are many key skills, characteristics, and ethics required to perform successful and effective commis-
sioning.

Chapter 2
The CxP is an objective and independent advocate for the Owner. The CxP should work directly for the
Owner, keeping the Owner’s objectives and best interests as the top priority.

A conflict of interest may exist if the CxP’s firm has other project responsibilities or functions and/or is not
under direct contract to the Owner. The CxP needs to be a third-party, independent provider without any
financial or business interests or potential conflicts of interest that would interfere with the faithful execution

Chapter 3
of their duties. Wherever this occurs, the CxP should disclose, in writing, the nature of the conflict and the
means by which the conflict will be managed.

The CxP does not provide peer review but ensures that the OPR is being met by all parties involved in the
project. The CxP’s function is to facilitate the process, ensure that all parties provide good communication,
demonstrate good judgment and professionalism, resolve issues as a team approach, and document perfor-

Chapter 4
mance.

In addition to having good written and verbal communication skills, the CxP should have current engineer-
ing knowledge, with extensive and relevant hands-on field experience in the area of expertise of their com-
missioning discipline. The CxP should be credentialed and certified by a reliable, nationally recognized, and
credible professional association/organization specializing in the commissioning business.

Chapter 5
The CxP recommends clearly defined roles and scope for all members of the design and Construction Teams
for the execution of the Commissioning Process; this allows for each team member to have a better under-
standing of the Commissioning Process. Additionally, it helps to identify and resolve problems in the pro-
cess and document the performance the building. Situations may arise during decision-making points in the
Commissioning Process that require the CxP to address difficult decisions, deliberations, and/or conversa-

Appendix A
tions; these should be handled with the utmost professionalism and ethics. Because the CxP facilitates con-
structive input for the resolution of system problems and deficiencies, diplomacy and consensus building
during these discussions are critical. However, this role does not give the CxP any rights or responsibilities to
overrule and/or perform the specific work of the project’s professional teams.

The CxP must also know how to interview building staff on their knowledge of the systems they maintain to
determine the appropriate level of training once the project is complete. Training and mentoring the building

Appendix B
staff during the turnover phase combines the CxP’s technical skills with communication skills that are criti-
cal to the long-term success of the building.

Quality assurance and optimization are essential elements of any commissioning effort, including efforts to
improve energy efficiency, IEQ, comfort, and operations.
Appendix B
The most critical players for accomplishing the Commissioning Process are the CxP and the individuals per-
forming the commissioning work. The criteria for CxPs include knowledge, skill, experience, equipment,
independence, and integrity.

It is not the purpose of this guide to define or recommend certification programs. However, it is universally
recommended that a CxP be selected and retained by the use of a qualifications-based system. For building
performance, the selection of the CxP is as important as the design and Construction Team selection. Several
Appendix B

United States national certification programs accredited to ISO/IEC 17024:2012 (ISO 2012) exist, which
determine that an individual has demonstrated expertise in knowledge and experience in the Commissioning
Process and technical knowledge to deliver the tasks, with the skills and abilities using the required equip-
ment and resources available.
 CxBook.book Page 6 Wednesday, December 12, 2018 1:16 PM

6 | Commissioning Stakeholders’ Guide

1.1.6. COMMISSIONING EXPECTATIONS

Chapter 1

Using the Commissioning Process as outlined in this guide will result in better buildings and building sys-
tems. It will support quality-focused, mutually acceptable Commissioning Processes and procedures. The
ultimate intent is to make the Owner confident and satisfied that “they got what they paid for,” at minimized
risk, and with met/exceeded scheduling targets and financial goals.
The strategic commissioning suggestions outlined in this guide provide benefits to the key customers and
Chapter 2

stakeholders of buildings, most importantly the Owner. Commissioning has been proven to save time and
costs for the Owner, designer, and contracting team members.
This guide provides principles of commissioning for a broad audience of users who are associated with the
building commissioning verification approach to improving performance and the built environment after
building turnover. These principles can be used to enhance building performance at many levels: establishing
benchmarks, exploring opportunities for increased efficiencies, achieving the goals of these metrics and
Chapter 3

methodologies, improving overall building performance, enhancing maintenance and operations, improving
occupant comfort, and achieving energy efficiency/reduction.
Effective commissioning provides opportunities to enhance integrated design, improve timely construction
procedures, lower warranty costs, and properly train operators—all leading to satisfied building occupants.
Commissioning is the most reliable path and process to produce properly performing building systems and
Chapter 4

assemblies that are delivered as planned, designed, installed, and operated.

This guide is useful for communicating overarching commissioning goals and objectives that can be used as
a common foundation for all providers and users of commissioning services. Fully applied Commissioning
Processes and procedures, from project inception through building testing and occupancy, are the best and
most cost-effective way to improve building performance and operation.
Chapter 5

REFERENCES
ISO. 2012. ISO/IEC 17024:2012. Conformity assessment—General requirements for bodies operating certi-
fication of persons. Geneva: International Organization for Standardization. https://www.iso.org/stan-
dard/52993.html.
ASHRAE. 2013. ASHRAE Guideline 0. The Commissioning Process. Atlanta: ASHRAE.
Appendix A

Mills, E. 2009. Building commissioning: A golden opportunity for reducing energy costs and greenhouse gas
emissions. Berkeley, CA: Lawrence Berkeley National Laboratory.
Appendix B
Appendix B
Appendix B
CxBook.book Page 7 Wednesday, December 12, 2018 1:16 PM

2.
New Construction
Commissioning Process
Activities and
Documentation
This chapter describes the process sequences and documentation for commissioning activities. These activi-
ties are defined in ASHRAE/IES Standard 202, The Commissioning Process for Buildings and Systems, and
for new construction commissioning in ASHRAE Guideline 0, The Commissioning Process (ASHRAE
2018, 2013). Definitions for the Commissioning Process, along with industry resources are included in
Appendix A in this guide. Additional information on commissioning is available from several organizations
and websites as listed in Appendix A of this guide. The BCxA New Construction Building Commissioning
Best Practices document, available free of charge at http://www.bcxa.org/knowledge-center/best-practices/,
provides guidance for application of the activities.

2.1 THE COMMISSIONING PROCESS FOR NEW CONSTRUCTION

ASHRAE/IES Standard 202, The Commissioning Process for Buildings and Systems, defines commission-
ing as follows:
A quality-focused process for enhancing the delivery of a project. The process focuses upon verify-
ing and documenting that all of the commissioned systems and assemblies are planned, designed,
installed, tested, operated, and maintained to meet the Owner’s Project Requirements.
As a process, commissioning is based on a series of activities for proper completion with each action having
specific deliverables. These deliverables define the building requirements, the commissioning requirements,
and the documentation of the process and performance results for the commissioned building, systems, and
assemblies.
The ASHRAE/IES Standard 202 building Commissioning Process proceeds in the following order:

1. Initiation. The Owner or Owner’s representative initiates the Commissioning Process at the beginning
of the project. The roles and responsibilities of the project and Commissioning Teams are determined.
Procedures and contracts are prepared and executed. It is advisable to determine the Commissioning
Team early in the project to provide input to predesign-phase documents.
2. Owner’s Project Requirements (OPR). Next, the Owner and Commissioning Team determine and
document project requirements, which include building use, scope, and requirements for performance,
as well as training, testing, commissioning, and documentation. The deliverable for this activity is the
OPR document that serves as the guiding instruction for the project. The OPR is updated throughout the
design and construction of the project.
3. Commissioning Plan. The Commissioning Team develops the initial Commissioning Plan (Cx Plan),
identifying the commissioning scope, roles and responsibilities, communication procedures, and design
and construction requirements for providing and integrating commissioning into the project. The deliv-
erable for this activity is the Cx Plan that is updated throughout the project with checklists, schedules,
and documentation details. The Owner reviews and approves this plan.
 CxBook.book Page 8 Wednesday, December 12, 2018 1:16 PM

8 | Commissioning Stakeholders’ Guide

4. Basis of Design (BoD). The Design Team determines and documents the design approach to meet the
OPR. The deliverable for this action is the BoD document, which is the guiding technical process for the
Chapter 1

project on the approach the Design Team will take to accomplish the OPR. The Commissioning Team
reviews the BoD for conformance to the OPR. The Owner reviews and approves this document before
design completion.
5. Specifications. During the design phase, the Commissioning Team assists the Design Team in develop-
ing commissioning specifications, determines the contractor commissioning requirements for each sys-
tem, and includes them in the commissioning specifications for the construction documents package.
Chapter 2

6. Design Review. In the design phase, the Commissioning Team reviews the design and documents for
conformance to the OPR. These reviews are assembled in the design review report. The design review
by the Commissioning Provider (CxP) is not considered a peer review or a code review and does not
replace those functions.
7. Submittal Review. The Commissioning Team reviews the materials and equipment submittals for con-
formance to the OPR and construction documents. This provides familiarity with the building systems
Chapter 3

for development of testing and commissioning procedures, requirements, and checklists. These reviews
are summarized in the Commissioning Team’s submittal review report.
8. System Verification. As the project is constructed, the Commissioning Team observes and verifies the
installation and witnesses the equipment start-up and initial testing. The air-conditioning system test and
balance process and report are reviewed and verified by the Commissioning Team to ensure system
operation and compliance with the project documents.
Chapter 4

9. Functional and Performance Testing. The Commissioning Team conducts or witnesses functional and
performance testing to verify performance compliance with the OPR and design documents. The results
of these verification processes and functional and performance testing are recorded in the construction
checklists and reports. These reports are included in the project commissioning report.
10. Issues and Resolution Log. The Commissioning Team identifies and documents issues and resolutions
of issues in the issues and resolution log along with related documentation. The issues and resolution
Chapter 5

log facilitates communication and collaboration with the Project Team. The final issues and resolution
log is included in the final commissioning report.
11. Systems Manual. During the design and construction of the project, the Construction Team assembles
the design and construction documents into the Systems Manual. This manual is reviewed by the CxP.
This assembly of documents provides the details and history of the design and construction of the build-
ing and information needed to properly operate the building. The Systems Manual includes the project
Appendix A

final OPR, BoD, construction record documents, submittals, completed start-up, verification checklists,
functional and performance checklists, verified sequence of operation, Facility Guide, training records,
and commissioning report. The Systems Manual is used in the initial and subsequent training of the
building operations staff and occupants. The Systems Manual is updated throughout the life of the build-
ing.
12. Training. To operate the building in accordance with the OPR and design capabilities, the building staff
Appendix B

should be required to be trained on the installed equipment and systems. The suppliers and contractors
normally conduct the training, observed by the Commissioning Team. The training plans and records
are retained and updated for use in later training.
13. Operation Phase. Commissioning activities that were not performed, because of climatic conditions or
equipment availability, before initial certificate of occupancy are conducted during postoccupancy. An
end-of-warranty commissioning report documents these activities. The final testing results are included
Appendix B

in the final commissioning report and Systems Manual.

14. Commissioning Report. Cx Plans and interim reports are collected and distributed throughout the proj-
ect as required by the Cx Plan. At the time of granting of a building certificate of occupancy, the Com-
missioning Team prepares a preliminary commissioning report that shows the commissioning progress
and equipment performance to date. At the completion of the project, the final commissioning report is
assembled and provided to the Owner and others as required by the OPR and local jurisdiction require-
Appendix B

ments. This report includes the final Cx Plan; copies of design and submittal review reports; all start-up,
inspection, verification, functional, and performance test forms and reports; the verified sequence of
operation; the final issues and resolution log, and a summary of the performance of commissioned sys-
tems.
CxBook.book Page 9 Wednesday, December 12, 2018 1:16 PM

Chapter 2—New Construction Commissioning Process Activities and Documentation | 9

2.2 NEW CONSTRUCTION COMMISSIONING PROCESS ACTIVITIES AND

DELIVERABLES

Chapter 1
ASHRAE/IES Standard 202 (ASHRAE 2018) states the application of the Commissioning Process can be
for the delivery of all or selected systems and assemblies in a project. The commissioning scope will depend
upon how the project will be designed, built, and operated. The scope will be defined in the OPR and the Cx
Plan and will be performed based on the extent of the commissioning effort defined and procured. The pro-
cess described in the following sections is written for a generic project and must be adapted to each project.

Chapter 2
The Commissioning Process can be supplemented by companion technical documents and guidelines to
describe the specific details and to properly implement the Commissioning Process relative to a specific
building, system, or assembly. This process can be applied to both new and renovation projects.
The requirements of the standard Commissioning Process are to

Chapter 3
• provide the minimum activities for the application of the Commissioning Process in the design, devel-
opment, construction, operation, and modification of physical buildings, systems, and assemblies;
• establish Commissioning Process Activities and sequence of activities;
• establish commissioning deliverables and documentation for the process application,;and
• establish an acceptance procedure for commissioned systems and project completion.

The process for each activity and deliverable should include an acceptance step as defined in the OPR and

Chapter 4
Cx Plan. This step formalizes the acceptance of the commissioning deliverable by the Owner or client.
Under common practice, the CxP is not required to “accept” designers’ or contractors’ work on behalf of the
Owner or jurisdiction (ASHRAE 2013a). Table 2.1 provides an outline of normal activities, documentation,
and responsibilities included in the Commissioning Process.

Chapter 5
2.3 COMMISSIONING PROCESS DOCUMENTATION OVERVIEW
The following description is adapted from various sources, including ASHRAE/IES Standard 202,
ASHRAE Guideline 0, and BCxA New Construction Building Commissioning Best Practices (ASHRAE
2018, 2013; BCxA 2018), and provides an outline of the organization and recommended information to be
included in the commissioning deliverables. Additional information and checklists on the deliverables are

Appendix A
provided in Appendix B.

2.3.1 OWNER’S PROJECT REQUIREMENTS

The OPR is a written document that details the requirements of a project and the expectations of how it will

Appendix B
be used and operated. This includes project goals, measurable performance criteria, cost considerations,
benchmarks, success criteria, and supporting information. (The term project intent or design intent is used by
some Owners and architects for their Commissioning Process OPR [ASHRAE 2013a]).
The OPR document addresses the following for the commissioned systems:

• Facility objectives, size, location, user requirements, and Owner directives including space usage and Appendix B
occupancy/operations schedules and special project requirements.
• Applicable codes and standards, in addition to local building codes, and environmental, sustainability,
and efficiency goals and benchmarks.
• Indoor environment requirements, including temperature, humidity, and ventilation.
• Commissioning Process scope and requirements; listing of equipment, systems, and assemblies requir-
ing commissioning including installation, evaluation, and testing requirements; and Cx Plan and report
Appendix B

formats and distribution requirements. Sampling procedures, if permitted, for all reviews, evaluations,
and testing will be detailed.
• Equipment, systems and assemblies’ requirements, expectations, and warranty provisions.
• Maintainability, access, and operational performance requirements.
 CxBook.book Page 10 Wednesday, December 12, 2018 1:16 PM

10 | Commissioning Stakeholders’ Guide

Table 2.1 New Construction Commissioning Process Activities, Deliverables, and

Responsibilities
Chapter 1

Step Activity Deliverable Normally Provided By For Use By

1. Project commissioning Contract and work orders, Owner Owner
initiation roles and responsibilities
2. Owner’s Project OPR document Owner with assistance from Owner, design and
Chapter 2

Requirements design and Commissioning Commissioning

Teams Teams
3. Basis of Design BoD document Design Team Owner, design and
Commissioning
Teams
4. Commissioning Plan Cx Plan CxP with input from Owner, Cx and Construction
Chapter 3

Design Team, and contractor Teams, authority

having jurisdiction
(AHJ)
5. Contractor Cx Project specifications Design Team and CxP Contractors and
requirements suppliers
6. Design review Design review report CxP Owner, Design Team
Chapter 4

7. Submittal review Submittal review report CxP Design Team,

contractors, suppliers
8. Cx designated systems Installation, inspection, Contractors, manufacturers, Contractors and
inspections, functional and functional test reports, CxP, and team suppliers
performance testing performance test reports
Chapter 5

9. Issues and resolution log Issues and resolution logs CxP and team Owner, Design and
Commissioning
Teams, contractors
10. Develop Systems Manual Systems Manual Contractors with review by CxP Contractors, Owner,
operators
11. Training Training plan and reports Contractors and manufacturers Operators
Appendix A

with review by CxP

12. Preliminary Cx report Preliminary Cx report CxP Owner, contractors,
AHJ
13. Postoccupancy operation Additional information, CxP and building operations Owner, operators
testing, and updates to personnel
Appendix B

reports
14. Commissioning reports Preliminary and final CxP Owner, operators,
Cx reports AHJ
Appendix B
Appendix B
CxBook.book Page 11 Wednesday, December 12, 2018 1:16 PM

Chapter 2—New Construction Commissioning Process Activities and Documentation | 11

• Project documentation requirements, formats, and schedules including the BoD, specifications, submit-
tals, Systems Manual, and commissioning report requirements and formats, reviews and distribution

Chapter 1
during design and construction.
• Training requirements for Owner’s operation and maintenance (O&M) personnel and occupants.

2.3.2 THE BASIS OF DESIGN

The BoD is a document that records the concepts, calculations, decisions, and product selections used to

Chapter 2
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. The purpose
of the BoD is to

• describe in detail the Design Team’s technical approach and assumptions to each of the Owner’s
requirements,

Chapter 3
• provide a platform for the review of the design and changes as the project progresses, and
• coordinate applicable technical and code requirements.

2.3.3 COMMISSIONING PLAN

The Cx Plan will be developed by an Owner-approved provider for all systems to be commissioned and/or
tested, and should include the following:

Chapter 4
• An overview of the Commissioning Process developed specifically for the project.
• Roles and responsibilities for the CxPs, the Commissioning Team, and the Construction Team through-
out the commissioning activities.
• Documentation of communication channels and processes including the distribution of the Cx Plan,
logs, testing documents, and reports during the design and construction process.

Chapter 5
• A detailed description and schedule of Commissioning Process Activities and the list of operations, sys-
tems, and assemblies that will be commissioned. Performance criteria should be included where not
shown on the construction documents.
• Project design documentation and submittal review procedures and reports.
• Inspection checklists and testing forms, issues and resolution log, and Commissioning Progress Reports
to be used during the project to communicate and track commissioning and inspection process informa-

Appendix A
tion, including format, approvals, and distribution.
• Procedures to follow for resolution where the commissioning evaluation does not meet the OPR.
• Documentation and reporting formats and requirements.

2.3.4 COMMISSIONING SPECIFICATIONS

Appendix B
For construction or renovation projects requiring contract documents, the Owner will require, by agreement,
the design/Construction Team to include commissioning specifications in the project contract documents.
The commissioning specifications will include the meeting of all requirements defined in the OPR applica-
ble to the contracted parties and follow the Commissioning Process contained in the project’s Cx Plan.

2.3.5 DESIGN REVIEW REPORT

Appendix B
The CxP must submit a design review (Cx design review report) to the Owner and Design Team for compli-
ance with the OPR. This commissioning design review must not be considered a design peer review or a
code or regulatory review unless specified and agreed in the contract due to issues of legal risk. CxPs are not
necessarily licensed design professionals.

2.3.6 RECORD DOCUMENTS

Appendix B

This section is adapted from the International Green Construction Code (IgCC [ICC 2018]).
Record documents should be provided at project completion. The cover sheet of the record documents for
the project will clearly indicate that at least one copy of the record documents is in the possession of the
 CxBook.book Page 12 Wednesday, December 12, 2018 1:16 PM

12 | Commissioning Stakeholders’ Guide

Owner or the Owner’s authorized agent and at least one copy will remain in the building. The record docu-
ments will be included in the Systems Manual. The record documents should include all of the following:
Chapter 1

• Copies of the approved construction documents, including plans and specifications

• Record plans, specifications, approved submittals, and coordination drawings indicating the actual loca-
tions of equipment, systems, and assemblies such as piping, ductwork, valves, controls, equipment,
access panels, electrical equipment, plumbing equipment, lighting, and other operating components and
systems, whether they are visible or concealed or are installed in locations other than those indicated on
Chapter 2

the approved construction documents

• For sites that have previously been brownfields or have required environmental corrective action, reme-
diation, or restoration at the federal, state, or local level, copies of engineering and institutional control
information must be provided

2.3.7 SYSTEMS MANUAL

Chapter 3

A Systems Manual needs to be provided before building operations training for use in the training process.
At least one copy of the Systems Manual should be in the possession of the Owner and at least one additional
copy should remain with the building throughout the life of the facility. The Systems Manual needs to be
updated and maintained for the life of the building to keep the building information current by the Owner or
the Owner’s authorized agent. Usually the most effective method to collect systems information and main-
Chapter 4

tain the Systems Manual is a digital record that is maintained and updated in a computer database with addi-
tional backup format(s).
The Systems Manual includes the following:

• Facility design and construction documents including:

• The OPR and BoD
Chapter 5

• Construction record documents including drawings, specifications, and approved submittals

• Facility systems and assemblies’ information including:
• Manufacturer’s O&M data for installed equipment systems and assemblies
• Warranties and certificate of occupancy
• Contractor and supplier listing and contact information
Appendix A

• A building operations guide, including an operating plan, building and equipment operating schedules,
set points and ranges, verified sequences of operation, system and equipment limitations, and emer-
gency procedures
• Training plans, materials, and records, when training is provided
• A final commissioning report
Appendix B

2.3.8 PRELIMINARY COMMISSIONING REPORT

The CxP will provide a preliminary commissioning report at the time of final inspection for certificate of
occupancy that includes the following information, adapted from the International Energy Conservation
Code (IECC [ICC 2017]):

• Performance of commissioned equipment, systems, and assemblies

Appendix B

• Issues and resolution logs, including itemization of deficiencies found during testing and commission-
ing that have not been corrected at the time of report preparation
• Deferred tests that cannot be performed at the time of report preparation
• A plan for the completion of commissioning, including climatic and other conditions required for per-
formance of the deferred tests
Appendix B

2.3.9 FINAL COMMISSIONING REPORT

The CxP must provide a final commissioning report to the Owner prior to project completion that includes
the following information:
CxBook.book Page 13 Wednesday, December 12, 2018 1:16 PM

Chapter 2—New Construction Commissioning Process Activities and Documentation | 13

• A copy of the final Cx Plan including functional and performance test procedures used during the Com-
missioning Process measurable criteria for test acceptance

Chapter 1
• A copy of the final OPR, BoD, and design and submittal reviews as required by the Cx Plan if not
included in the submitted Systems Manual
• Results of all evaluations, start-up data, functional and performance tests, and reports by suppliers, con-
tractors, observers, and CxPs

Chapter 2
• Issues and resolution logs and disposition of all deficiencies found during testing, including details of
corrective measures used or proposed
• Equipment, systems, and assemblies repaired or replaced and adjustments to calibration
• Equipment and systems sequences and settings as documented and submitted in the final sequence of
operation and in the Systems Manual

Chapter 3
• A resolution plan identifying all the issues unresolved and incomplete at the end of the project

For additional information and outlines for new construction documentation, refer to Appendix B.

Table 2.2 can be used to manage the procurement and accomplishment of the Commissioning Process. The
intent is to provide a specific individual with the responsibility to manage activities. This form can be used to

Chapter 4
assist in the development of the request for proposal/request for qualifications (RFP/RFQ) and CxP contract
and monitor the completion of the activities. The BCxA also provides sample RFP and RFQ documents on
its website.

2.3.10 ROSTER OF PARTICIPANTS AND STAKEHOLDERS

Chapter 5
Table 2.3 lists new construction commissioning project participants, including each role: Owner; architect;
mechanical, electrical, and plumbing engineers; contractor; etc. The list should include each participant’s
name, company, mailing address, email address, and phone number to assist in the contracting and to define
responsibilities for providing specific documents.

Appendix A
REFERENCES
ASHRAE. 2013. ASHRAE Guideline 0, The Commissioning Process. Atlanta: ASHRAE.
ASHRAE. 2018. ASHRAE/IES Standard 202, Commissioning Process for Buildings and Systems. Atlanta:
ASHRAE.

Appendix B
BCxA. 2018. New Construction Building Commissioning Best Practices. Hillsboro, OR: Building Commis-
sioning Association. www.bcxa.org/wp-content/uploads/2018/06/BCA-New-Const-Best-Practices-
2018-05-14.pdf
ICC. 2017. 2018 International Energy Conservation Code (IECC). Washington, D.C.: International Code
Council. Appendix B
ICC. 2018. International Green Construction Code (IgCC). Washington, DC: International Code Council.
Appendix B
 CxBook.book Page 14 Wednesday, December 12, 2018 1:16 PM

14 | Commissioning Stakeholders’ Guide

Table 2.2 Commissioning Process Responsibilities by Activity

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Contracted Completed
Step Activity Deliverable Assigned to
(Date) (Date)
Chapter 2

1. Project commissioning Contract and work Owner or

initiation orders, roles and Owner’s representative
responsibilities
2. Owner’s Project OPR document
Requirements
Chapter 3

3. Basis of Design BoD document

4. Commissioning Plan Cx Plan
5. Contractor Cx Project specifications
requirements
6. Design review Design review report
Chapter 4

7. Submittal review Submittal review report

8. Cx designated systems Installation, inspection,
inspections, functional functional test reports,
and performance testing performance test
reports
Chapter 5

9. Issues and resolution log Issues and resolution

log
10. Develop Systems Manual Systems Manual
11. Training Training plan and
reports
Appendix A

12. Preliminary Cx report Preliminary Cx report

13. Postoccupancy operation Additional information,
testing, and updates to
reports
14. Final Cx report Final Cx report
Appendix B
Appendix B
Appendix B
CxBook.book Page 15 Wednesday, December 12, 2018 1:16 PM

Table 2.3 Commissioning Team Contact List

Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager:______________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Team Member Company Name Contact Name Email Phone
Owner
Owner—Project manager
Owner—Property manager
Architect
Architect—Project manager
LEED® AP
LEED Project administrator
CxP
Director, commissioning operations
Director, sustainability processes
Engineering
Mechanical engineer
Electrical engineer
Plumbing engineer
General contractor (GC)
GC—Project manager
Project superintendent
Contractors
Mechanical contractor
Mechanical—Project manager
Controls contractor
Controls—Project manager
Controls—Project superintendent
Plumbing contractor
Plumbing—Project manager
Electrical contractor
Electrical—Project manager
Electrical—Project superintendent
Test and balance agency
Chapter 2—New Construction Commissioning Process Activities and Documentation | 15

Chapter 2
CxBook.book Page 16 Wednesday, December 12, 2018 1:16 PM
CxBook.book Page 17 Wednesday, December 12, 2018 1:16 PM

3.
Stakeholder/Participant
Roles and Responsibilities

Commissioning Process fundamentals are fairly simple and straightforward. However, because there are
many participants and stakeholders in the process, particularly in large and complex projects, each partici-
pant and organization must understand their role and responsibilities. The following checklists and forms,
some adapted from The Building Commissioning Handbook, Third Edition (Stum and Bjornskov 2017), pro-
vide an overview of the various functions and documents that can be included in new construction commis-
sioning. Also included are checklists for managing the principal stakeholders.

3.1 NEW CONSTRUCTION COMMISSIONING PROCESS RESPONSIBILITY BY

DOCUMENT
Table 3.1, reproduced from ASHRAE/IES Standard 202 (ASHRAE 2018), summarizes the documents pro-
duced during the implementation of the Commissioning Process on a project. The participants and docu-
ments shown are options and need to reflect the needs of the Owner and the specific project.

3.2 STAKEHOLDER PROJECT PHASE INVOLVEMENT

Table 3.2 indicates how the Commissioning Process stakeholders participate in the different phases of a new
construction project. They can be involved in many phases of the process. The participants shown are
optional and need to reflect the needs of the Owner and the specific project.

3.3 STAKEHOLDER ROLES AND RESPONSIBILITIES SUMMARY

The Commissioning Process involves many individuals and agencies. Each has a specific role to play. Tables
2.1, 2.2 and 3.1 generally outline participation by many of the stakeholders. The roles of the building official
and authority having jurisdiction (AHJ) are detailed in Chapter 4. The following sections describe the partic-
ipation of major Commissioning Process stakeholders.

3.3.1 OWNER/OWNER’S REPRESENTATIVE

The participation and process management by the project Owner is absolutely essential to the success of the
Commissioning Process and the project. From selection of the Commissioning Provider (CxP) and detailing
the project requirements in the Owner’s Project Requirements (OPR), the Owner’s role includes review and
approval of the many commissioning documents during the project, plus acceptance of the commissioning
report and the resultant project performance. This role may be executed by the true Owner or by an officially
designated Owner’s representative. Because of the importance of the Owner’s function, it is essential that the
designated representative be available and actively engaged in the project from design through completion to
meet schedule and budget requirements.
 CxBook.book Page 18 Wednesday, December 12, 2018 1:16 PM

18 | Commissioning Stakeholders’ Guide

Table 3.1 Commissioning Documents

Chapter 1

Provided Reviewed/
Document Input By Used By Notes
By Approved By
Project Initiation Phase
OPR Owner, CxP, Owner, Owner CxP, Design Design Team may not
operation and CxP, or Team be hired yet
maintenance (O&M), Design
Chapter 2

users, Design Team Team

Initial Commissioning Owner, Design Team, Owner or Owner CxP, Owner, Design Team may not
Plan (Cx Plan) CxP CxP Design Team, be hired yet
Construction
Team
Systems Manual outline Owner, O&M, CxP Owner or Owner Design Team, May be included in
CxP Construction OPR
Chapter 3

Team
Training requirements Owner, O&M, users, Owner or Owner, CxP Design Team, May be included in
outline CxP, Design Team CxP Construction OPR
Team
Issues and resolution Owner, CxP Owner or Owner CxP, Design May only be format at
log format CxP Team this time
Chapter 4

Cx report format Owner, CxP CxP Owner Design Team,

Owner
Design Phase
OPR update Owner, CxP, O&M, CxP or Owner CxP, Design
users, Design Team designer Team
Basis of Design (BoD) Design Team Design Owner, CxP Design Team,
Chapter 5

Team CxP
Construction Design Team, CxP, Design Owner Contractors, May also be provided
specifications for Owner Team or CxP, Design by project manager/
commissioning CxP Team Owner’s representative
Systems Manual outline Design Team, CxP, Design Owner, CxP Design Team, Contractor may not be
expanded O&M, contractor Team or contractor hired yet
CxP
Appendix A

Training requirements Owner, CxP, O&M, Owner, Owner Design Team Contractor input
users CxP, O&M
Requirements in CxP, Design Team Design Owner Design Team
specifications Team, CxP
Design review CxP CxP Design Team, Design Team
comments Owner
Appendix B

Issues and resolution CxP CxP N/A CxP, Design

log Team
Issues report CxP CxP Owner Design Team,
Owner
Design Commissioning CxP CxP Owner Owner
Process Report
Appendix B

Construction Phase
OPR update Owner, O&M, users, CxP or Owner CxP, Design
Design Team, designer Team,
Construction Team contractors
BoD update Design Team Design CxP, Owner Design Team,
Team CxP
Cx Plan update Design Team, CxP, CxP CxP, Owner, CxP, Owner,
Appendix B

Owner, contractor Design Team, Design Team,

contractor contractors
Submittal review CxP Design Design Team Contractor
comments Team
CxBook.book Page 19 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 19

Table 3.1 Commissioning Documents (Continued)

Chapter 1
Provided Reviewed/
Document Input By Used By Notes
By Approved By
System coordination Contractor, Design Contractor CxP, Design Contractor,
plans Team Team CxP
Evaluation checklists CxP, contractor, CxP CxP, Design Contractor
Design Team Team

Chapter 2
Evaluation reports Contractor CxP CxP, Owner Contractor
Test procedures CxP, contractor, CxP CxP, Design Contractor
Design Team Team
Test data reports, test Contractor CxP CxP, Owner Contractor
and balance report
Commissioning meeting CxP CxP All All
agendas and minutes

Chapter 3
Training plans Design Team, CxP, Contractor Owner, CxP O&M, users,
O&M, contractor or CxP contractor
Systems Manual Design Team, CxP, Contractor Owner, CxP O&M, users
O&M, contractor
Issues and resolution CxP CxP N/A CxP, Design
log Team,

Chapter 4
contractor
Issues report CxP CxP Owner, Design Design Team,
Team Owner,
contractor
Preliminary construction CxP CxP Owner Owner Prior to occupancy
Commissioning Report

Chapter 5
Final construction CxP CxP Owner Owner
Commissioning Report
Occupancy and Operations Phase
OPR update Owner, O&M, users, CxP or Owner CxP, Design
Design Team designer Team,
contractors

Appendix A
BoD update Design Team Design CxP, Owner Design Team,
Team CxP
Maintenance program Owner, O&M, Owner or Owner, CxP O&M, users
contractor, CxP CxP
Test procedures Contractor, CxP, CxP Design Team, Contractor
O&M, Design Team CxP
Test data reports Contractor CxP CxP, Owner Contractor,

Appendix B
O&M
Issues and resolution CxP CxP N/A CxP, Design
log Team,
Owner
contractors
Issues report CxP CxP Owner Design Team, Appendix B
Owner,
contractors
Commissioning Report CxP CxP Owner Owner Final report
Recommissioning Plan O&M, users, CxP CxP or Owner Owner
Owner
Note: The term contractor is understood to refer to any of several entities that provide construction services. Depending on the project, this could include the Owner’s
Appendix B

representative, construction manager, contractors, and subcontractors, among others.

 CxBook.book Page 20 Wednesday, December 12, 2018 1:16 PM

20 | Commissioning Stakeholders’ Guide

Table 3.2 Commissioning Team Members by Phase (Stum and Bjornskov 2017)
Chapter 1

Party Predesign Design Construction Occupancy

Owner
Capital projects (project manager, construction manager, X X X
inspectors)
Asset manager X X X
Chapter 2

Facility operators X X X X
Energy manager X X X X
AHJ (when part of Owner staff) X X
Occupant representative X X X X
Chapter 3

Developer (when providing building) X X X X

Design Team
Architect project manager X X X
Mechanical, electrical, plumbing, lighting, specialty X X
consultants
Environmental consultant (for LEED®, other rating or
Chapter 4

X X X
sustainability programs)
Contractor or construction manager/general contractor
General contractor; project manager; mechanical, electrical, X X
and plumbing superintendent; and Cx coordinatora
Mechanical, controls, test and balance, electrical, plumbing, X X
Chapter 5

enclosure subs, fire/life safety

CxP, other providers, and subconsultants, if applicable X X X X
a. The commissioning coordinator (Cx coordinator) is usually the general contractor’s coordinator (typically on a very large project).
Note: This is a possible scenario for a moderately sized project. Larger or complex projects for portfolio owners may include certain parties during more phases.
Appendix A

3.3.2 ARCHITECT
The role of the project architect is to assist in the development and revision of the OPR, to lead development
of the project basis of design (BoD), and to include the commissioning and system performance require-
ments in the design drawings and specifications. During the construction phase, the architect should respond
to and manage the resolution of items relative to the project design.
Appendix B

3.3.3 ENGINEER
The role of the project engineer is similar to that of the architect. This includes assisting in the development
and revision of the OPR, participating in the development of the project BoD, and including the commission-
ing and system performance requirements in the design drawings and specifications. Because most of the
systems being commissioned are usually designed by the engineer, it is important that the engineer be
Appendix B

included in the Commissioning Team and process. This would include the development and/or review of
commissioning checklists and approval of testing results. During the construction phase, the engineer should
respond to and manage the resolution of items relating to the project engineering design.

3.3.4 CONTRACTOR/CONSTRUCTION MANAGER

Appendix B

The role of the project contractor or construction manager is to execute the construction process. The con-
tractor is responsible for providing, installing, and testing all the materials and equipment in the building,
including management of the verification and testing of the building elements being commissioned, and
preparation of test documents and scheduling of testing. The contractor needs to manage their functions in
CxBook.book Page 21 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 21

the Commissioning Process and work closely with the CxP to document the performance of the commis-
sioned systems.

Chapter 1
3.3.5 SUBCONTRACTORS AND INSTALLERS
The role of subcontractors and installers is similar to that of the general contractor, but much simpler, as it is
limited to one trade or system. The subcontractor supplies the documentation for installation to the Design
Team and CxP. They then work with the CxP and general contractor to develop the installation, functional

Chapter 2
and performance checklists. After installation, the subcontractor coordinates with the general contractor and
CxP to schedule and conduct the required testing. All available installation, operation, and maintenance doc-
umentation is sent to the general contractor to include in the Systems Manual. Completed checklists are sent
to the CxP to include in the commissioning report. Operator training is provided by the subcontractor or
manufacturer as required, and observed by the CxP.

Chapter 3
3.3.6 MANUFACTURER AND SUPPLIER
The role of the manufacturer and supplier is simpler than that of the subcontractor. The equipment documen-
tation usually originates with the manufacturer. This information includes, as appropriate, the instructions
for installation, testing, operation, and maintenance. The manufacturer submits this information to the
Design Team and CxP through the subcontractor and general contractor. On some complex equipment such
as chillers and control systems, the manufacturer participates in the start-up and testing of the system and

Chapter 4
training.

3.3.7 COMMISSIONING PROVIDER

The Commissioning Process works best if the CxP is hired by the Owner at the very beginning of the proj-
ect. The CxP, working for the Owner, represents the Owner’s interests and provides an asset for the Project

Chapter 5
Team in producing a functional building that meets the Owner’s requirements.
At the beginning of the project, the CxP assists the Owner in developing the OPR, reviews the BoD, reviews
the design documents, assists in the development of commissioning specifications, and develops the initial
Cx Plan.
During construction, the CxP, along with other members of the Commissioning Team, develops and updates

Appendix A
the Cx Plan and system checklists, conducts the commissioning scoping meeting and other meetings, con-
ducts observations and witnesses contractor equipment testing, produces and updates the issues and resolu-
tion log, reviews the Systems Manual, and produces the commissioning reports. If training is included in the
project scope, the CxP may prepare training curriculum and conduct or observe training.

3.3.8 LEED® OR PROGRAM ADMINISTRATOR

Appendix B
The role of Leadership in Energy and Environmental Design (LEED®) or other rating or sustainability pro-
gram administrator is unique in that it involves the coordination of the program with the Commissioning
Process. Commissioning may be mandatory or optional, and the requirements of commissioning may vary in
each program. The administrator’s function would be to ensure that qualified individuals perform the com-
missioning tasks, the equipment and systems comply with the program requirements, and the documents
meet program requirements. Appendix B

3.4 STAKEHOLDER DUTIES AND FUNCTIONS

Each stakeholder has specific duties and functions for the activities and documents under their responsibility.
These vary by project and phase. The following sections outline these duties and functions. Each section also
has a corresponding checklist, located at the end of the chapter. Each checklist provides an outline of the
Appendix B

duties of the stakeholder and a convenient way to track the progress of the project. The duties should be
edited and adapted for each project to maximize the benefits of the checklist and the project.
 CxBook.book Page 22 Wednesday, December 12, 2018 1:16 PM

22 | Commissioning Stakeholders’ Guide

3.4.1 OWNER/OWNER’S REPRESENTATIVE

Chapter 1

The following is a list of Owner responsibilities by project phase (see Table 3.3).

Predesign Phase

1. Develop and approve the OPR.

2. Engage a CxP.
Chapter 2

3. Review and approve the Cx Plan and commissioning budget for design.

Design Phase

1. Develop OPR, if not already complete.

2. Include commissioning tasks in Design Team scopes and contracts.
Chapter 3

3. Review and approve the BoD.

4. Ensure Design Team responds to all CxP design review comments.
5. Adjudicate CxP design review comments.
6. Review and approve Cx Plan.
7. Review and approve commissioning specifications.
8. Review and approve miscellaneous noncommissioning specification language enhancements by CxP.
Chapter 4

9. Incorporate appropriate attachments to the bid documents for information (e.g., OPR, BoD, Cx Plan,
sample functional tests and checklists).

Construction Phase

1. Furnish a copy of all construction documents, addenda, requests for information, change orders, and
approved submittals and shop drawings related to commissioned equipment.
Chapter 5

2. Provide current copies of the OPR and BoD to the CxP.

3. Facilitate the coordination of the commissioning work by the CxP.
4. Attend commissioning meetings as appropriate.
5. With the contractor and CxP, ensure that commissioning activities are being scheduled into the master
schedule.
6. Arrange for building O&M personnel to attend various field commissioning activities and field training
Appendix A

sessions according to the Cx Plan.

7. Participate in issue resolution as necessary.
8. Ensure contractor’s commissioning responsibilities required prior to substantial completion are com-
pleted.

Occupancy Phase
Appendix B

1. Ensure contractor’s commissioning responsibilities required prior to final completion are completed,
including addressing remaining open issues in a timely manner
2. Facilitate O&M staff attending training
3. Provide CxP needed access to the building and building automation system during occupancy
4. Support any Ongoing Commissioning (OCx) activities
Appendix B

The Owner or Owner’s representative is the person who has final decision-making authority in all design and
construction as well as commissioning matters. The Owner is typically represented in the project by a project
manager who may be an employee of the Owner or a consultant. Sometimes the Owner is the developer or
leasing agent to a tenant.
The Owner is responsible for verifying the OPR is well written and completed early enough to be valuable
Appendix B

to the Design Team, which means it is developed during predesign. The Owner is also responsible for bring-
ing on a qualified CxP as soon as possible into the process, ideally during predesign, to help prepare the
OPR. This may warrant selecting a CxP based on qualifications and negotiating a separate fee until the com-
missioning scope of work can be finalized, because there is likely insufficient information about the project
CxBook.book Page 23 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 23

to allow accurate commissioning pricing. Most importantly, they should support the CxP in their effort to
manage the Cx program.

Chapter 1
During design, the Owner further defines with the CxP the scope of commissioning and facilitates the design
reviews executed by the CxP. The Owner ensures that the Design Team provides a clear and complete BoD
and design narrative documentation. They review and approve the initial and the updates to the Cx Plan and
commissioning specifications.
During construction, the Owner is responsible for facilitating execution of the Cx Plan, including supporting

Chapter 2
the kickoff and other coordination meetings. They support the CxP’s request for specified subcontractors to
be in attendance, when there is pushback. Copies of the construction documents are provided to the CxP by
the facilitation of the Owner, including construction submittals, shop drawings, requests for information, and
change orders. The Owner ensures that commissioning is included in the project schedule and that sufficient
durations are allotted as advised by the CxP. They also arrange for the operating personnel to attend various
field commissioning activities and training sessions.

Chapter 3
After construction completion and once occupancy begins, the Owner facilitates the CxP’s continued access
into the building, the resolution of outstanding issues, deferred training and testing, and review of final com-
missioning documentation such as the Systems Manual and final commissioning report. Ultimately, the
Owner gives final approval of the commissioning completion after open issues are resolved. The Owner is
also responsible for facilitating the initiation and execution of any OCx, performance monitoring and track-

Chapter 4
ing, and measurement and verification, though the entity acting as the Owner may be different than during
construction (e.g., a party from the operations or facility management group rather than capital projects).

3.4.2 ARCHITECT

The following is a list of architect responsibilities by project phase (see Table 3.4)

Chapter 5
Predesign Phase

1. Assist with development of the OPR.

2. Review the initial Cx Plan.
3. Design development.

Appendix A
Design Phase

1. Develop and maintain the BoD.

2. Produce construction documents to meet the OPR.
3. Respond to design review comments.
4. Review and incorporate commissioning requirements in the specifications.

Appendix B
Construction Phase

1. Integrate CxP submittal review comments.

2. Respond to commissioning-related requests for information.
3. Review functional test procedures, when in scope. Appendix B
4. Work to resolve design-related issues identified during commissioning.
5. Attend selected commissioning meetings.

Occupancy Phase

1. Provide as-built drawings and specifications for Systems Manual.

2. Respond to any outstanding design-related issues.
Appendix B

During the predesign phase, the Design Team may not yet be on board. However, if they are, they typically
work with the Owner to develop programming documents and the OPR and may advise the Owner on the
commissioning scope.
 CxBook.book Page 24 Wednesday, December 12, 2018 1:16 PM

24 | Commissioning Stakeholders’ Guide

During the design phase, the Design Team produces the written BoD and design narratives. Once the Cx
Plan is written by the CxP, the architect and appropriate subconsultants (usually the mechanical and electri-
Chapter 1

cal) will review it and may or may not provide comments, depending on their level of interest or the scope of
their contract.
The Design Team is also responsible responding to design review comments from the CxP. Sometimes the
Design Team will provide commissioning specifications for the CxP to review, but most often the CxP pro-
vides the commissioning specifications for the Design Team to review and incorporate into the contract set
Chapter 2

of specifications.
During the construction phase, the Design Team’s scope varies considerably with the project and Owner’s
wishes. The Design Team performs their normal activities, including field observation and final punch
inspections. Issues they identify related to commissioned systems or assemblies should be added to the
CxP’s issues and resolution log. They may also attend selected commissioning meetings; review construc-
tion checklists, functional test scripts, and updates to the Cx Plan; observe some functional testing; and pro-
Chapter 3

vide system overviews during operator trainings.

During the occupancy phase, the Design Team is normally only tasked with helping resolve design-related
commissioning issues but may also be tasked with providing some elements of the Systems Manuals (as-
built drawings, specifications). At minimum, the Design Team should review the Cx Plan and specifications,
incorporate the commissioning specifications into the construction documents, provide and update the BoD,
Chapter 4

attend the commissioning kickoff meeting during construction, provide design information requested from
the CxP, and address design issues identified during the Commissioning Process.

3.4.3 DESIGN ENGINEERS (MECHANICAL, ELECTRICAL, PLUMBING, ENCLOSURE,

AND OTHERS INCLUDED IN THE DESIGN PROCESS)
Chapter 5

The following is a list of design engineer responsibilities by project phase (see Table 3.5).

Predesign Phase

1. Assist with development of the OPR.

2. Review the initial Cx Plan.
Appendix A

Design Phase

1. Assist with development of and maintain the engineered sections of the BoD.
2. Respond to design review comments.
3. Review and incorporate commissioning requirements in the specifications.
Appendix B

Construction Phase

1. Integrate CxP submittal review comments.

2. Respond to commissioning-related requests for information.
3. Review functional test procedures, when in scope.
4. Work to resolve design-related issues identified during commissioning.
Appendix B

5. Attend selected commissioning meetings.

Occupancy Phase

1. Provide as-built drawings and specifications for Systems Manual.

2. Respond to any outstanding design-related issues.
Appendix B

3.4.4 CONTRACTOR/CONSTRUCTION MANAGER

The following is a list of contractor/construction manager responsibilities by project phase (see Table 3.6).
CxBook.book Page 25 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 25

Predesign and Design Phases

Chapter 1
1. Review the OPR, BoD, and Cx Plan.
2. Incorporate the commissioning budget in overall project estimates.

Construction Phase

1. Review the commissioning requirements in the construction contract documents.

Chapter 2
2. Include the cost of their participation in the Commissioning Process.
3. Integrate the necessary time for commissioning in the construction schedules.
4. Provide management oversight to their commissioning activities.
5. Assign specific individuals as managers and contact points for commissioning activities.
6. Submit the required equipment and system submittals for commissioned systems.
7. Attend the commissioning scoping and coordination meetings.

Chapter 3
8. Communicate and coordinate with the Commissioning Team as necessary.
9. Develop and complete the installation and testing checklists.
10. Perform the necessary and required testing and documentation.
11. Assist the Commissioning Team and other contractors in equipment and system performance verifica-
tion.
12. Provide documentation and assist in the assembly of the project Systems Manual.

Chapter 4
13. Provide the building operation and maintenance training.

Occupancy Phase

1. Perform testing and training requirements.

2. Respond to any open commissioning issues.

Chapter 5
Basic Commissioning Process During Construction

Use of Construction Commissioning Specifications

The commissioning specifications are the starting point for Construction Team participation. These specifi-

Appendix A
cations outline the Commissioning Process Activities, detail the team member roles and responsibilities, list
the commissioned systems and requirements, delineate the communication processes, and provide perfor-
mance and scheduling requirements.

Budgeting
The contractor and suppliers must include the time, material, and manpower necessary to accomplish the

Appendix B
commissioning tasks. Ordinarily this would not be much more than doing their normal contract activities.

Scheduling
The Commissioning Process requires documentation and testing that must be planned for and accomplished
during project construction. These activities need to be included and shown on the construction schedules.
Appendix B
Administration
The field personnel for the contractors and suppliers must have the support of the company management to
provide the necessary coordination, planning, funding, and supervision for the commissioning activities.

Inspection
The inspection function verifies that the equipment or system is installed as required by the design docu-
Appendix B

ments and the manufacturer’s requirements.

Testing
Functional testing verifies that equipment that has a function operates as designed.
 CxBook.book Page 26 Wednesday, December 12, 2018 1:16 PM

26 | Commissioning Stakeholders’ Guide

Performance testing verifies that the equipment and system provides the resulting metrics and criteria in the
OPR and design documents.
Chapter 1

Assembling the Systems Manual

The Owner must designate who is to assemble the Systems Manual. Often it is the general contractor or con-
struction manager with the assistance of the CxP.
Chapter 2

Using the Systems Manual

The Systems Manual information available at the time of training needs to be used in the training process
and classes. This allows the building operators the experience to use the building documents that they will
have available to them.

Training Plan
Chapter 3

A training plan must be developed to transfer the building operations and criteria to the building operators
and maintainers. For an effective training effort, this plan includes learning objectives, trainer qualifications,
scheduling, training facilities, and record keeping.

3.4.5 SUBCONTRACTOR AND INSTALLER

Chapter 4

The following is a list of subcontractor and installer responsibilities by project phase (see Table 3.7):

Predesign and Design Phases

1. Review the OPR, BoD, and Cx Plan.

2. Incorporate the commissioning budget in overall project estimates.
Chapter 5

Construction Phase

1. Schedule commissioning activities with the CxP and general contractor.

2. Assist in the development of project checklists.
Appendix A

3. Ensure installers and manufacturers are executing their commissioning responsibilities for the specified
systems, including:
a. Construction checklists, start-up and checkout
b. Functional test readiness activities
c. Functional testing
d. Training and O&M documentation
Appendix B

e. Addressing commissioning issues

4. Review CxP construction checklist and functional test scripts.

Occupancy Phase

1. Perform outstanding testing and training.

Appendix B

2. Respond to any open commissioning issues.

3.4.6 MANUFACTURER AND SUPPLIER

The following is a list of manufacturer and supplier responsibilities by project phase (see Table 3.8).
Appendix B

Predesign and Design Phases

1. Review the Cx Plan.

2. Incorporate the commissioning budget in overall project estimates.
CxBook.book Page 27 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 27

Construction Phase

Chapter 1
1. Provide requested submittal data, including start-up and checkout instructions. Provide specific respon-
sibilities of the Owner to keep warranties in force for all commissioned equipment or assemblies.
2. Assist the installing contractor in filling in construction checklists, including start-up and checkout doc-
umentation.
3. Provide information requested by CxP regarding equipment sequence of operation and testing proce-
dures.

Chapter 2
4. Submit start-up reports to contractor within two days of start-up.
5. Review CxP test procedures for equipment installed by factory representatives.
6. Assist in functional testing of equipment as needed by the contractor and according to the specifications,
including assisting CxP with execution of the functional tests for equipment with packaged controls,
which includes demonstrating all controller setup screens.

Chapter 3
7. For larger primary equipment, the technician that conducted equipment start-up should be available to
the CxP to support the functional and performance testing by the CxP. This includes chillers, boilers,
and large air handlers as a minimum.
8. Provide expert qualified staff for equipment training.

Occupancy Phase

Chapter 4
1. Perform outstanding testing and training.
2. Respond to any open commissioning issues.

3.4.7 COMMISSIONING PROVIDER

Chapter 5
The following is a list of CxP responsibilities by project phase (see Table 3.9).

Predesign Phase

1. Assist in developing the OPR.

2. Review the OPR.

Appendix A
Design Phase

1. Review the BoD.

2. Write the Cx Plan.
3. Review the drawings and specifications.

Appendix B
4. Write the commissioning specifications, or at minimum confirm that adequate commissioning specifica-
tions are included in the contract documents.

Construction Phase

1. Review contractor submittals of commissioned equipment and provide comments. Appendix B

2. Document all issues and manage the commissioning issues and resolution log.
3. Develop the construction checklists, or at minimum confirm that adequate checklists are being used by
the contractors.
4. Develop functional test procedure (scripts) or confirm that adequate test scripts are written by the con-
tractors.
5. Conduct field observations.
Appendix B

6. Conduct functional testing and trend log analysis or at minimum manage functional testing with suffi-
cient witnessing and back-checking to offer a reasonable level of confidence in the results agreeable to
the Owner.
7. Confirm training and O&M manual adequacy.
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28 | Commissioning Stakeholders’ Guide

Occupancy Phase
Chapter 1

1. Review the complete Systems Manual.

2. Conduct an on-site review of the facility well into the first year.
3. Assist in initiating an OCx program.

3.4.8 LEED OR PROGRAM ADMINISTRATOR

Chapter 2

The following is a list of LEED or program administrator responsibilities by project phase (see Table 3.10).

Predesign and Design Phase

1. Review the OPR, BoD, and the Cx Plan to ensure compliance with program
Chapter 3

2. Ensure an approved CxP is retained for the project

3. Review the drawings and specifications for inclusion of Cx requirements

Construction Phase

1. Ensure the CxP and Commissioning Team are performing the required functions and completing the
Chapter 4

required documentation.
2. Document all issues.
3. Ensure the completion of the construction commissioning documentation.
4. Confirming training and Systems Manual adequacy if doing enhanced commissioning.

Occupancy Phase
Chapter 5

1. Ensure the completion of the required Systems Manual and commissioning reports.

REFERENCES
ASHRAE. 2018. ASHRAE/IES Standard 202. Commissioning Process for Buildings and Systems. Atlanta:
Appendix A

ASHRAE.
BCxA. n.d. BCxA Public Library. Hillsboro, OR: Building Commissioning Association. www.bcxa.org/
knowledge-center/best-practices/.
BCxA. 2018. New Construction Building Commissioning Best Practices. Hillsboro, OR: Building Commis-
sioning Association. www.bcxa.org/wp-content/uploads/2018/06/BCA-New-Const-Best-Practices-
2018-05-14.pdf
Appendix B

Stum, Karl and Diana Bjornskov. 2017. Building Commissioning Handbook, 3rd ed. Hillsboro, OR: co-pub-
lished by APPA and Building Commissioning Association.
Appendix B
Appendix B
CxBook.book Page 29 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 29

Table 3.3 Owner’s Roles and Responsibilities Checklist

Chapter 1
Project: ____________________________________________ Address: _________________________________
Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N

Chapter 2
1. Select and retain CxP Contract
2. Assemble Owner’s Commissioning Team and OPR
develop OPR
3. Approve initial Cx Plan Cx Plan
4. Approve format and contents of Systems Systems

Chapter 3
Manual, training plan, issues and resolution Manual,
log and Cx Plans, include the requirements in training plan,
OPR. issues and
resolution log
5. Approve BoD BoD

Chapter 4
6. Review and approve updates to previous
items during design phase
7. Review and approve updates to previous
items during construction phase
8. Review and respond to issues and resolution Issues and
log resolution log

Chapter 5
9. Review and accept commissioning reports Cx report
This checklist can also be used to develop the contracts and purchase orders for the various Commissioning Team members.

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the OPR:

Appendix A
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________

Appendix B
Appendix B
Appendix B
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30 | Commissioning Stakeholders’ Guide

Table 3.4 Architect’s Roles and Responsibilities Checklist

Chapter 1

Project: ____________________________________________ Address: _________________________________

Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes/Resources
Y/N
Chapter 2

Predesign Phase
1. Assist in the development and OPR OPR in Owner’s section.
revision of the OPR Appendix B for guidance on
developing the OPR.
BCxA Library for a sample
OPR template.
2. Review the initial Cx Plan Comments
Chapter 3

Design Phase
3. Lead the development of the BoD Appendix B for guidance on
project BoD and ypdate as developing the BoD.
required BCxA Library for a sample
BoD.
4. Include the systems’ performance Drawings and
Chapter 4

requirements from the OPR in specifications

project documents
5. Include the Commissioning Drawings and Appendix B for a typical
Process requirements in the specifications location map of
contract documents commissioning
specifications, normally
written by the CxP.
Chapter 5

6. Review and respond to Cx design Responses

review comments
Construction Phase
7. Integrate CxP submittal review Comments Refer to the Cx Plan in
comments into Design Team’s Appendix B for perspective
[[comments?]] or review comments and additional detail for all
Appendix A

for accuracy architect tasks.

8. Attend Commissioning Team None
meetings and provide information
when required
9. Review and respond to issues and Issues and
resolution log items as required resolution log
responses
Appendix B

10. Review functional test procedures Comments

from CxP, when in scope
Occupancy Phase
11. Provide as-built drawings and Drawings and
specifications for the Systems specifications
Manual
Appendix B

12. Respond to any outstanding or new Responses

design-related issues
Besides the resources in the Resources column, the overall process with architect tasks included is given in Chapter 3 of this guide and in BCxA New Construction
Commissioning Best Practices (BCxA 2016), available at www.bcxa.org/knowledge-center/best-practices/.
The approval section that follows can be used if applicable to the planning process.
I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date:_________________________________
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Chapter 3—Stakeholder/Participant Roles and Responsibilities | 31

Table 3.5 Design Engineer Roles and Responsibilities Checklist

Chapter 1
Project: ____________________________________________ Address: _________________________________
Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N

Chapter 2
1. Assist in the development and revision of the OPR
OPR.
2. Participate in the development of the project BoD
BoD, update as required.
3. Include the systems’ performance requirements Drawings and

Chapter 3
in project documents specifications
4. Include the Commissioning Process Drawings and
requirements in the project documents specifications
5. Attend Commissioning Team meetings and
provide information when required

Chapter 4
6. Review and respond to commissioning design Cx design
review comments review report
7. Review and respond to issues and resolution log Issues and
items as required resolution log
Additional tasks may be required

Chapter 5
The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________

Appendix A
Appendix B
Appendix B
Appendix B
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32 | Commissioning Stakeholders’ Guide

Table 3.6 Contractor/Construction Manager Roles and Responsibilities Checklist

Chapter 1

Project: ____________________________________________ Address: _________________________________

Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N
Chapter 2

1. Include the costs and time schedules in the

project to accomplish the Commissioning
Process
2. Assist the CxP in the development of verification, Checklists
functional, and performance testing checklists
Chapter 3

3. Schedule and facilitate a commissioning scoping

meeting and other commissioning meetings
4. Include commissioning requirements in
subcontracts and purchase orders
5. Work with CxP in scheduling verification and
testing operations
Chapter 4

6. Manage subcontractors, suppliers, and installers

in scheduling and executing commissioning
inspections and testing
7. Supply CxP with equipment and system
submittals and documentation
Chapter 5

8. Collect equipment and system documentation Systems

along with design and testing reports as Manual
required, and assemble the Systems Manual
9. Provide the training plan for the commissioned Training plan
equipment and supervise building operator
training
Appendix A

10. Deliver the training and the verification that the

training was delivered and documented.
11. Review and respond to the issues and resolution Issues and
log resolution log
Additional tasks may be required
Appendix B

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________
Appendix B
Appendix B
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Chapter 3—Stakeholder/Participant Roles and Responsibilities | 33

Table 3.7 Subcontractor and Installer Roles and Responsibilities Checklist

Chapter 1
Project: ____________________________________________ Address: _________________________________
Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N

Chapter 2
1. Include the costs and time schedules in the
project to accomplish the Commissioning
Process
2. Assist the CxP in the development of verification, Checklists
functional, and performance testing checklists

Chapter 3
3. Attend the commissioning scoping meeting and
other commissioning meetings
4. Include commissioning requirements in contracts
and purchase orders
5. Work with CxP in scheduling verification and
testing operations

Chapter 4
6. Manage suppliers in scheduling and executing
commissioning inspections and testing
7. Supply general contractor and CxP with
equipment and system submittals and
documentation

Chapter 5
8. Collect equipment and system documentation Systems
along with testing reports for the Systems Manual
Manual
9. Provide the training plan for the commissioned Training plan
equipment and supervise building operator
training

Appendix A
10. Review and respond to the issues and resolution Issues and
log resolution log
Additional tasks may be required
The approval section that follows can be used if applicable to the planning process.

Appendix B
I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________

Appendix B
Appendix B
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34 | Commissioning Stakeholders’ Guide

Table 3.8 Manufacturer and Supplier Roles and Responsibilities Checklist

Chapter 1

Project: ____________________________________________ Address: _________________________________

Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N
Chapter 2

1. Include the costs and time schedules in the

installation to accomplish the Commissioning
Process
2. With subcontractor, assist the CxP in the Checklists
development of verification, functional, and
performance testing checklists
Chapter 3

3. Work with Commissioning Team in scheduling

and performing verification and testing operations
4. Usually through the subcontractor, supply
general contractor and CxP with equipment and
system submittals and documentation
Chapter 4

5. For complex systems, provide the training for the Training plan
commissioned equipment for building operators
and maintainers
Additional tasks may be required
The approval section that follows can be used if applicable to the planning process.
Chapter 5

I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________
Appendix A
Appendix B
Appendix B
Appendix B
CxBook.book Page 35 Wednesday, December 12, 2018 1:16 PM

Chapter 3—Stakeholder/Participant Roles and Responsibilities | 35

Table 3.9 Commissioning Provider Roles and Responsibilities Checklist

Chapter 1
Project: ____________________________________________ Address: _________________________________
Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N

Chapter 2
1. Assist in the development of the OPR OPR
2. Develop the initial Cx Plan Cx Plan
3. Review the BoD BoD
4. Review and approve updates to above items
during design phase

Chapter 3
5. Review and approve updates to above items
during construction phase
6. With Commissioning Team and contractors, Checklists
develop the construction checklists
7. Conduct the initial scoping meeting and other

Chapter 4
commissioning meetings
8. Develop and maintains the issues and resolution Issues and
log resolution log
9. Witness and manage equipment and system
testing with contractors

Chapter 5
10. Review Systems Manual Systems
Manual
11. Review training plan and witnesses operations Training plan
and maintenance training
12. Produce commissioning reports Cx report

Appendix A
Additional tasks may be required
The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________

Appendix B
Signature: _____________________________________________ Date:_________________________________

Appendix B
Appendix B
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36 | Commissioning Stakeholders’ Guide

Table 3.10 LEED® or Program Administrator Roles and Responsibilities Checklist

Chapter 1

Project: ____________________________________________ Address: _________________________________

Owner: ____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: _____________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Required?
Step Activity Document Completed Notes
Y/N
Chapter 2

1. Review the OPR, BoD, and Cx Plan to ensure OPR, BoD,

compliance with program Cx Plan
2. Ensure that an approved CxP is retained for the
project
3. Review the drawings and specifications for
Chapter 3

inclusion of Cx requirements
4. Ensure that the CxP and Commissioning Team are
performing the required functions and completing
the required documentation.
5. Confirm training and Systems Manual adequacy if Systems
doing enhanced commissioning Manual,
Chapter 4

training plan
6. Ensure the completion of the required Systems Systems
Manual and Cx reports Manual, Cx
reports
The approval section that follows can be used if applicable to the planning process.
Chapter 5

I have reviewed the required items and plans and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date:_________________________________
Appendix A
Appendix B
Appendix B
Appendix B
CxBook.book Page 37 Wednesday, December 12, 2018 1:16 PM

4.
Commissioning for
Codes and Standards
Requirements
Some of the International Code Council (ICC) building codes, in particular the International Energy Conser-
vation Code (IECC), and the International Green Construction Code (IgCC), include and require the use of
commissioning (ICC 2017, 2018). Some state codes, including California Title 24, which includes CAL-
Green, and some local codes also include commissioning (State of California 2016a, 2016b). Because the
Commissioning Process is included in the codes, enforcement is required. The local or state authority having
jurisdiction (AHJ) usually requires that the systems being commissioned follow the standard Commission-
ing Process from planning through documentation. The usual referenced standard is ASHRAE/IES Standard
202, The Commissioning Process for Buildings and Systems (ASHRAE 2018).
Some AHJs may require the review of all commissioning documentation, similar to an Owner review, while
others only require assurance that the process is being properly implemented by qualified commissioning
entities. This chapter provides instructions and checklists to facilitate the permit application and AHJ review
process. Those needing a more inclusive or total review process can follow requirements described in other
chapters of this guide.

4.1 BASIC COMMISSIONING PROCESS TO CODE REQUIREMENTS

The AHJ needs assurance of the following two major elements for code compliance:

1. The standard Commissioning Process with all required activities is included in the project documents
and is being followed.
2. The Commissioning Process is being managed and accomplished by qualified commissioning entities.

The first requirement is covered by following the requirements in ASHRAE/IES Standard 202, an accepted
national standard that lists and explains the required commissioning activities and has sufficient flexibility
for use on all types and sizes of buildings (ASHRAE 2018).
For qualified Commissioning Providers (CxPs), there are several national certification programs. These pro-
grams have adopted common requirements and should be reviewed for application by the jurisdiction. It is
beyond the scope of this guide to define or qualify these programs. See Chapter 7 for further information on
CxP qualifications. These can be adopted by the jurisdiction to facilitate the project approval process.

4.2. COMMISSIONING APPLICATION FOR CONSTRUCTION PROJECTS USING

IECC
The AHJ normally interfaces with the commissioning requirements at least twice: at the point of permit
application and at final inspection and issuance of the certificate of occupancy. While more frequent review
by the AHJ is certainly acceptable, these two points are regarded as the minimum.
 CxBook.book Page 38 Wednesday, December 12, 2018 1:16 PM

38 | Commissioning Stakeholders’ Guide

The following sections provide suggested checklists that may be used by AHJs for assurance of commission-
ing application at the permit stage and for commissioning completion up to the certificate of occupancy
Chapter 1

requirements.
Some projects based on the Owner’s Project Requirements (OPR) and compliance with other standards
require the commissioning of systems beyond the local building code requirements. Review and approval of
these additional requirements are at the discretion of the AHJ.
The forms in this Commissioning Stakeholders’ Guide are not intended to replace any required forms for
Chapter 2

other code requirements.

4.2.1 BUILDING OFFICIAL AND AHJ ROLE IN COMMISSIONING

Because the Commissioning Process is now included in codes and standards, the building official is tasked
Chapter 3

with enforcing the performance of commissioning on the project. While the building official can require the
submission of all twelve process documents listed in Table 3.1, most limit their review to the project Com-
missioning Plan (Cx Plan) at the time of permit application and a commissioning report at the time of grant-
ing the occupancy certificate.

Code Process
Chapter 4

1. The initial requirement is to ensure that the Commissioning Process has been included in the project
design documentation so the contractor knows the performance and testing requirements.
2. A Cx Plan needs to be written based on the OPR and the designers’ plan and assumptions to meet those
requirements (Basis of Design [BoD]). The review of the Cx Plan is usually sufficient because the CxP
has checked the design documents. A check of the design documents by the AHJ is still required to
ensure the project meets code requirements and the commissioning requirements are included.
Chapter 5

3. At the time of permit, the project Owner needs to have selected and retained a CxP that has the neces-
sary skills and meets the AHJ’s approval.
4. At the time of project completion, to the extent necessary to obtain a temporary or final certificate of
occupancy, the CxP is required to submit a preliminary commissioning report that shows the status of
the project equipment operation and related commissioning. This preliminary commissioning report
shows current equipment operation status along with a plan for the completion of commissioning to fol-
Appendix A

low after building occupancy.

The checklists in this guide can be used to assist in these reviews and approvals.

4.2.2 COMMISSIONING PROCESS FOR BUILDING PERMIT

Appendix B

The inclusion and application of the Commissioning Process starts at the beginning of the project inception
(ideally at predesign) and continues through building occupancy. Each project phase requires certain activi-
ties to be completed during that phase. For example, during the planning and design process:

• the CxP is retained,

• the systems to be commissioned are selected,
Appendix B

• the OPR is developed,

• the BoD documents are developed and reviewed,
• the preliminary Cx Plan is written, and
• commissioning specifications are included in the construction documents.

While the code-required building systems must be on the list of selected systems to be commissioned, the
Appendix B

Owner or designer may also select additional systems for commissioning.

The AHJ needs assurance that these design phase activities are completed before a permit is issued. This can
be done using Table 4.1or a similar one. The AHJ can request a copy of all the documents for review or rely
on approval by the CxP and Owner or Owner’s representative.
CxBook.book Page 39 Wednesday, December 12, 2018 1:16 PM

Chapter 4—Commissioning for Codes and Standards Requirements | 39

Commissioning and Construction Documents

Chapter 1
It is necessary for the success of a project and the Commissioning Process that commissioning requirements
be included in the contract documents so they are included in the project. These requirements include the
design, details and instructions that reflect the Owner’s requirements, the designer’s BoD, and the perfor-
mance requirements for the building systems. A list of the systems to be commissioned and the testing and
documentation requirements for the process are also necessary. The CxP must review the project documents
to be certain that these requirements are included.

Chapter 2
Commissioning Plan
A Cx Plan must be provided before the building permit is issued. This is another way to verify that commis-
sioning requirements are included. The Cx Plan should be developed by an approved CxP for all systems to
be commissioned and/or tested and should include the following items:

• Overview of the Commissioning Process developed specifically for the project

Chapter 3
• Roles and responsibilities for the CxP(s) and the commissioning and Construction Teams through com-
missioning activities
• Documentation of communication channels and processes, including methods for distributing the Cx
Plan, logs, sample testing documents, and reports during the design and construction process
• Description and schedule of Commissioning Process Activities and the list of operations, systems, and
assemblies that will be commissioned; performance criteria should be included where not shown on the

Chapter 4
construction documents
• Design and submittal review procedures and reports
• Inspection checklists and testing sample forms, issues and resolution log, and Commissioning Progress
Reports to be used during the project to communicate and track commissioning and inspection process
information, including format, approvals and distribution methods.
• Procedures to follow for resolution where the commissioning evaluation does not meet the OPR

Chapter 5
• Documentation and reporting requirements

4.2.3 COMMISSIONING CHECKLIST FOR PERMIT

Table 4.1 is a guide for collecting information associated with the Commissioning Process Activities
required for the AHJ to issue a permit. The information should be developed by the Project Team in collabo-

Appendix A
ration with the Owner. All documents should be retained and included in the Systems Manual and/or com-
missioning report. The recommended contents for the commissioning documents listed are shown in other
sections of this guide.

4.3 IECC COMMISSIONING DOCUMENTATION FOR FINAL INSPECTION AND

CERTIFICATE OF OCCUPANCY

Appendix B
In accordance with IECC (ICC 2017), as well as other accepted standards and guidelines, the Commission-
ing Process starts at the beginning of project planning and continues through initial building operation. Some
commissioning testing is performed after the certificate of occupancy inspections because, for example,
environmental or seasonal conditions may not provide adequate testing conditions, particularly for mechani-
cal equipment. In other circumstances, construction schedules may not allow testing of incomplete systems.
Appendix B
Thus, it is necessary to verify the required commissioning performance up to the point of final AHJ inspec-
tion. This can be done by having the current and completed commissioning and project documents collected
along with the testing results up to the time of inspection. The preliminary commissioning report and issues
and resolution log must include the project’s open items including future testing to be completed and a
descriptive list of equipment and systems currently not meeting requirements.
Depending on jurisdictional requirements, this preliminary commissioning report can be reviewed by the
Appendix B

AHJ, or a form approved by the CxP and/or Owner or Owner’s representative can be submitted to the AHJ.
 CxBook.book Page 40 Wednesday, December 12, 2018 1:16 PM

40 | Commissioning Stakeholders’ Guide

Table 4.1 Commissioning Documentation for Permit

Chapter 1

Project Name:_________________________________________________________________________________
Project Address:_____________________________________________ Permit Number:______________________
Commissioning Provider:_________________________________________________________________________
Company/Entity Address: ________________________________________________________________________
CxP Phone Number: ______________________________ CxP Email Address:_____________________________
CxP Certification (if required)______________________________________________________________________
Chapter 2

Commissioning Documentation Approval

Project Requirements for Commissioning
Project requirements and design completed, documented, and included in the project
documentation, including the list of systems to be commissioned and their performance criteria
Contractor and Construction Instructions
Chapter 3

Plans and commissioning specifications, with equipment performance requirements shown,

completed and included in contract documents
Design Review
Commissioning design documents review completed with response from Design Team
Commissioning Plan
Chapter 4

Initial Cx Plan (for permit) completed with required contents and provided by the CxP for Owner and
AHJ review

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Chapter 5

Company Name: ______________________________________________________________________________

Signature: ______________________________________________________________ Date: ________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed in this form and have been approved by the Owner or Owner’s
representative:
Appendix A

Name: ______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: ______________________________________________________________________________
Signature: ______________________________________________________________ Date: ________________
Appendix B
Appendix B
Appendix B
CxBook.book Page 41 Wednesday, December 12, 2018 1:16 PM

Chapter 4—Commissioning for Codes and Standards Requirements | 41

4.3.1 COMMISSIONING REPORT OUTLINES

Chapter 1
The following are outlines of typical contents for the preliminary and final commissioning reports, adapted
from IECC (ICC 2017).

Preliminary Commissioning Report

The CxP will provide a preliminary commissioning report that includes the following information:

Chapter 2
• Performance of commissioned equipment, systems, and assemblies, including a review of the HVAC
test and balance report if available
• Issues and resolution log, including itemization of deficiencies found during testing and commissioning
that have not been corrected at the time of commissioning report preparation
• Deferred tests that cannot be performed at the time of preliminary commissioning report preparation
• A plan for the completion of commissioning, including climatic and other conditions required for per-

Chapter 3
formance of the deferred tests

Final Commissioning Report

The CxP will provide a final commissioning report to the Owner prior to project completion that includes the
following information:

Chapter 4
• A copy of the final Cx Plan, including functional and performance test procedures used during the Com-
missioning Process, including measurable criteria for test acceptance
• A copy of the final OPR, BoD, and project design and submittal reviews as required by the Cx Plan, if
not included in the submitted Systems Manual
• Results of all evaluations, start-up data, functional and performance tests, and reports by suppliers, con-
tractors, observers, and CxPs

Chapter 5
• Issues and resolution log and disposition of all deficiencies found during testing, including details of
corrective measures used or proposed
• Equipment and systems sequences and settings documented and submitted in the final sequence of oper-
ation and in the Systems Manual
• A resolution plan identifying all the issues unresolved and incomplete at the end of the project

Appendix A
Commissioning Checklist for Certificate of Occupancy
Table 4.2 is a guide for collecting the information associated with the Commissioning Process Activities up to
the time of final or certificate of occupancy inspection for IECC (ICC 2017). The information should be devel-
oped by the Project Team in collaboration with the CxP and Owner. All documents should be retained and
included in the Systems Manual and/or final commissioning report. The recommended contents for the com-
missioning documents listed are shown in other sections of this guide.

Appendix B
Commissioning activities and documentation developed after certificate of occupancy inspection should be
included in the Systems Manual and final commissioning report and provided to the Owner or Owner’s rep-
resentative and, if requested, to the AHJ.

REFERENCES Appendix B

ASHRAE. 2018. ASHRAE/IES Standard 202. Commissioning Process for Buildings and Systems. Atlanta:
ASHRAE.
ICC. 2017. 2018 International Energy Conservation Code (IECC). Washington, D.C.: International Code Council.
ICC. 2018. International Green Construction Code (IgCC). Washington, DC: International Code Council.
State of California. 2016a. Title 24 of the California Code of Regulations, California Building Standards
Appendix B

Code. Sacramento, CA: State of California.

State of California. 2016b. Title 24 of the California Code of Regulations, California Building Standards
Code. Part 11: California Green Buildings Standards Code (“CALGreen”). Sacramento, CA: State of
California.
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42 | Commissioning Stakeholders’ Guide

Table 4.2 Commissioning Documentation for Final Inspection and Certificate of Occupancy
Chapter 1

Project Name:_________________________________________________________________________________
Project Address:_____________________________________________ Permit Number:______________________
Commissioning Provider:_________________________________________________________________________
Company/Entity Address: ________________________________________________________________________
CxP Phone Number: ______________________________ CxP Email Address:_____________________________
CxP Certification (if required): _____________________________________________________________________
Chapter 2

Commissioning Documentation Approval

Project Requirements
Project requirements and design of equipment and systems requirements included in project
documents
Commissioning Plan
Chapter 3

Cx Plan with checklists completed before start of functional testing and used on project.
Contractor and Construction Instructions
Project plans and commissioning specifications used on the project
Design and Construction Submittal Review
Chapter 4

Design documents review and construction submittal review and reports completed
Commissioning Issues and Resolution Log
Issues and resolution log completed up to time of final inspection with open items shown.
Commissioning Testing
Commissioning checklists completed up to time of final inspection
Chapter 5

Systems Manual
Project documentation and Systems Manual assembled with available information for use in training
program before occupancy
Training Documents
Appendix A

Operations, maintenance, and occupant training plan completed for initial training
Commissioning Report
Preliminary commissioning report with plans for project completion available (at time of final inspection
for certificate of occupancy) and submitted to AHJ if required

Commissioning Provider Acknowledgment

Appendix B

I have reviewed the documents and verified that they meet the OPR:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: ______________________________________________________________ Date: ________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed in this form and have been approved by the Owner or Owner’s
Appendix B

representative:
Name: ______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: ______________________________________________________________________________
Signature: ______________________________________________________________ Date: ________________
Appendix B
CxBook.book Page 43 Wednesday, December 12, 2018 1:16 PM

5.
Building System Selection
for Commissioning

The Commissioning Process can be applied on virtually all building uses and systems. However, for each building
project, the Owner selects specific systems to undergo commissioning. This is done at project inception during the
development of the Owner’s Project Requirements (OPR). The OPR is used to plan and implement commission-
ing during the entire project. Each building type usually has unique systems that benefit from commissioning. The
following sections outline many of the options for various types of buildings.

5.1 BASIC COMMISSIONING ACTIVITIES

The basic commissioning activities are generally the same for all building applications; however, the type of build-
ing, the systems to be installed, and the scope of commissioning can vary the extent of each activity substantially.
For example, commissioning of an office building may be less extensive than that of a hospital. A small and sim-
ple building requires less detail than a larger and more complex building. These variations and options must be
considered and planned for at the beginning of the development process.

• Step One. The Owner’s Team and the initial Commissioning Team need to select the required and desired
commissioning activities and document these in the OPR. The list must include the systems listed in the
applicable codes. The checklists in this chapter for each building type can be used to start the process.
• Step Two. Using the list of systems developed for the building in step one, the Owner’s Team and/or the
Design Team, with the assistance of the Commissioning Provider, can use the system element checklists in
Chapter 6 to select the elements in the system that must be commissioned and any procedure variations.
• Step Three. These requirements on the checklists are then used to complete the OPR, the Basis of Design,
and the Commissioning Plan (Cx Plan) to facilitate the commissioning activities and project specifications.
During the project, these requirements may change and will need revision by the Owner, Design Team, and
Commissioning Team.

5.2 BUILDING SYSTEM COMMISSIONING CHECKLISTS

As noted previously, each building and type of building has a variety of systems that can be commissioned, listed
in the following tables. They are presented in checklist form to facilitate the selection of the desired commission-
ing scope. The various annotated checklists are intended to be marked at the beginning of the commissioning plan-
ning process, collected for use in the development of the commissioning section of the OPR, and used for the
development of Cx Plans and construction contracts. They can also be used to monitor status and completion of
each selected item.
The following checklists (Tables 5.1–5.10)can be used by various stakeholders to make the initial selection of the
systems to be commissioned. The extent of the selections will depend on needs of the project, the code require-
ments, and budget and schedule limitations. The detailed subsystem decision list for many of these systems is
shown in Chapter 6. The selected list of systems may change during the phases of the project as required by the
Owner and code requirements.
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44 | Commissioning Stakeholders’ Guide

Table 5.1 Commercial and Office Buildings—Systems to Commission

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
Chapter 2

System Integrated System

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems
Chapter 3

3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
Chapter 4

7. Outdoor air and energy recovery systems

8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)
Chapter 5

12. Building enclosures

13. Roofing systems
14. Computer rooms and data systems
15. Security systems
Appendix A

16. Telephone and communication systems

17. Renewable energy systems
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
CxBook.book Page 45 Wednesday, December 12, 2018 1:16 PM

Chapter 5—Building System Selection for Commissioning | 45

Table 5.2 Medical Buildings and Hospitals—Systems to Commission

Chapter 1
Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems

Chapter 3
3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems

Chapter 4
7. Outdoor air and energy recovery systems
8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems

Chapter 5
11. Vertical transportation (elevators, escalators)
12. Building enclosures
13. Computer rooms and data systems
14. Security systems

Appendix A
15. Telephone and communication systems
16. Medical gas systems
17. Steam systems
18. Central plant and connected systems
19. Humidification systems

Appendix B
20. Nurse call systems
21. Renewable energy systems
22. Room pressurization
The approval section that follows can be used if applicable to the planning process. Appendix B
I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________

Revision:
Appendix B

Owner or Owner’s Representative Name: ____________________________________________________________

Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
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46 | Commissioning Stakeholders’ Guide

Table 5.3 Educational Facilities—Pre-K–12 Schools—Systems to Commission

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems
Chapter 3

3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
Chapter 4

7. Outdoor air and energy recovery systems

8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)
Chapter 5

12. Building enclosures

14. Computer rooms and data systems
15. Security systems
16. Telephone and communication systems
Appendix A

17. Time clock and signaling systems

18. Medical area and isolation systems
19. Humidity control systems
20. Laboratory hoods and exhausts
21. Shop and special exhausts
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
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Chapter 5—Building System Selection for Commissioning | 47

Table 5.4 College and University Facilities—Systems to Commission

Chapter 1
Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems

Chapter 3
3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems

Chapter 4
7. Outdoor air and energy recovery systems
8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)

Chapter 5
12. Building enclosures
13. Computer rooms and data systems
14. Security systems
15. Telephone and communication systems

Appendix A
16. Central plant and connected systems
17. Shop and special exhausts
20. Laboratory hoods and exhausts
18. Humidity control systems

Appendix B
Appendix B
The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
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48 | Commissioning Stakeholders’ Guide

Table 5.5 Municipal and State Buildings—Systems to Commission

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems
Chapter 3

3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
Chapter 4

7. Outdoor air and energy recovery systems

8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)
Chapter 5

12. Building enclosures

14. Computer rooms and data systems
15. Security systems
16. Telephone and communication systems
Appendix A

17. Public address systems

18. Court systems
19. Detention areas and systems
20. Smoke control systems
21. Library systems
Appendix B

22. Humidity control systems

23. Fire station systems
24. Shop and special exhaust systems
25. Police station special systems
Appendix B

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
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Chapter 5—Building System Selection for Commissioning | 49

Table 5.6 Federal Buildings—Systems to Commission

Chapter 1
Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems

Chapter 3
3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
7. Outdoor air and energy recovery systems

Chapter 4
8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)

Chapter 5
12. Building enclosures
13. Roofing systems
14. Computer rooms and data systems
15. Security systems
16. Telephone and communication systems

Appendix A
17. Public address systems
18. Court systems
19. Detention areas and systems
20. Smoke control systems

Appendix B
21. Library systems
22. Humidity control systems
23. Fire prevention systems
24. Shops and special exhaust systems
25. Law enforcement and security systems
Appendix B
The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
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50 | Commissioning Stakeholders’ Guide

Table 5.7 Industrial Facilities—Systems to Commission

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems
Chapter 3

3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
Chapter 4

7. Outdoor air and energy recovery systems

8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)
Chapter 5

12. Building enclosures

13. Roofing systems
14. Computer rooms and data systems
15. Security systems
Appendix A

16. Telephone and communication systems

17. Storage and transportation systems
18. Manufacturing equipment and systems
19. Exhaust systems
20. Refrigeration systems
Appendix B

21. Warehouse and storage systems

22. Chemical storage and use systems
Appendix B

The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
CxBook.book Page 51 Wednesday, December 12, 2018 1:16 PM

Chapter 5—Building System Selection for Commissioning | 51

Table 5.8 High-Rise Residential Buildings—Systems to Commission

Chapter 1
Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems

Chapter 3
3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems

Chapter 4
7. Outdoor air and energy recovery systems
8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)

Chapter 5
12. Building enclosures
13. Roofing systems
14. Security systems
15. Telephone and communication systems

Appendix A
Appendix B
Appendix B
The approval section that follows can be used if applicable to the planning process.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
 CxBook.book Page 52 Wednesday, December 12, 2018 1:16 PM

52 | Commissioning Stakeholders’ Guide

Table 5.9 Retail Buildings and Areas—Systems to Commission

Chapter 1

Project: _____________________________________________ Address: _________________________________

Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems
Chapter 3

3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
Chapter 4

7. Outdoor air and energy recovery systems

8. Special communication systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
Chapter 5

11. Vertical transportation (elevators, escalators)

12. Building enclosures
13. Roofing systems
14. Computer rooms and data systems
Appendix A

15. Security systems

16. Telephone and communication systems
Appendix B

The approval section that follows can be used if applicable to the planning process.
Appendix B

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________

Revision:
Appendix B

Owner or Owner’s Representative Name: ____________________________________________________________

Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
CxBook.book Page 53 Wednesday, December 12, 2018 1:16 PM

Chapter 5—Building System Selection for Commissioning | 53

Table 5.10 Justice Buildings—Systems to Commission

Chapter 1
Project: _____________________________________________ Address: _________________________________
Owner: _____________________________________________ Email/Phone: ______________________________
Owner’s Project Manager: ______________________________ Email/Phone: ______________________________
Cx Provider: _________________________________________ Email/Phone: ______________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air-conditioning and ventilation systems
2. Domestic hot-water systems

Chapter 3
3. Plumbing systems
4. Lighting and control systems
5. Electrical power systems
6. Energy monitoring and management systems
7. Outdoor air and energy recovery systems

Chapter 4
8. Landscape irrigation systems
9. Fire protection and fire sprinkler systems
10. Fire alarm systems
11. Vertical transportation (elevators, escalators)
12. Building enclosures

Chapter 5
13. Roofing systems
14. Computer rooms and data/cyber security
systems
15. Physical security systems
16. Telephone and communication systems

Appendix A
17. Public address systems
18. Court systems
19. Detention areas and systems
20. Smoke control systems
21. Library systems

Appendix B
22. Humidity control systems
23. Fire prevention systems
24. Shops and special exhaust systems
25. Law enforcement and security systems
26. Noise abatement systems
The approval section that follows can be used if applicable to the planning process. Appendix B

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
Appendix B

Revision:
Owner or Owner’s Representative Name: ____________________________________________________________
Company Name: _______________________________________________________________________________
Signature: _____________________________________________ Date: __________________________________
CxBook.book Page 54 Wednesday, December 12, 2018 1:16 PM
CxBook.book Page 55 Wednesday, December 12, 2018 1:16 PM

6.
Building System
Commissioning
Requirements
The Commissioning Process can be used on any building system. However, it is normally used on specific
designated systems. The system selection process is done by the Owner before or during the Owner’s Project
Requirements (OPR) development. Some systems are configured as stand-alone functions and are not inter-
connected with building management controls or other equipment. These systems require only system com-
missioning. Other interconnected systems, such as energy generation and air-conditioning systems, are
commissioned as individual systems and then included in the integrated or multisystem Commissioning Pro-
cess.
The following sections provide a list of suggested systems and system elements that could be selected to
undergo commissioning. This selection can be made by the Owner’s Team or the Design Team with the assis-
tance of the Commissioning Provider (CxP). These listings can be used to select or quantify the elements to be
commissioned on the project and the subsequent development of the Basis of Design and the Commissioning
Plan (Cx Plan).

6.1 COMMISSIONING MAJOR SPECIALTY TASK SELECTION

The checklists in Chapter 5 that are used to make the initial selection of the systems to be commissioned are
also used to make the detailed element selection in the equipment checklists that follow (Tables 6.1–6.13). The
extent of the selections will depend on the needs of the project and budget and schedule limitations. Then the
specific equipment to be included for commissioning in each system can be detailed in the checklists in the fol-
lowing sections. Each checklist can assist in the selection of items requiring commissioning and documenta-
tion. The specific selections for each commissioning task must be listed in the OPR and Cx Plan to facilitate
application.

6.2 BUILDING ENCLOSURES

Commissioning of building enclosures can be a challenging endeavor; however, identifying and resolving
issues related to water intrusion and thermal losses can be limit long-term issues for the building and may
limit energy use. The recommended procedure is to have all elements of the enclosure system commissioned
because of the interconnected nature of the elements. However, in some cases because of budget constraints
or operational requirements, only some of the testing is selected for commissioning. Additional guidance on
commissioning building enclosures can be obtained from ASTM E2813 and E2947 (ASTM 2012, 2016).

6.3 AIR-CONDITIONING AND VENTILATION SYSTEMS

Air-conditioning and ventilation systems are typically the primary systems listed for commissioning. Without
commissioning, many of the functions and capabilities of the air-conditioning and ventilation system will prob-
ably not perform properly. Commissioning of systems may also limit the energy usage. The normal procedure
is to have all elements of the air-conditioning and ventilation system commissioned because of the intercon-
 CxBook.book Page 56 Wednesday, December 12, 2018 1:16 PM

56 | Commissioning Stakeholders’ Guide

nected nature of the systems. However, because of budget constraints or operational requirements, in some
cases only some of the equipment is selected for commissioning.
Chapter 1

6.4 PLUMBING SYSTEMS

Plumbing systems are one of the primary systems listed for commissioning because of energy and water use
requirements. The Commissioning Process verifies that the functions and capabilities of the plumbing sys-
tem perform properly. Increasing restrictions on water use often requires all elements of the domestic plumb-
Chapter 2

ing system to be commissioned. However, because of budget constraints or operational requirements, in

some cases only some of the equipment is selected for commissioning.

6.5 ELECTRIC POWER SYSTEMS

As the power source for the building, the electrical systems are essential and must operate properly and
Chapter 3

safely and are often listed for commissioning. The Commissioning Process verifies that the functions and
capabilities of the electrical power system perform properly and safely. The normal procedure is to have all
elements of the electrical system commissioned because of the interconnected nature of the systems. How-
ever, because of budget constraints or operational requirements, in some cases only some of the equipment is
selected for commissioning. It should be noted that some jurisdictions require licensed electricians to per-
form this work.
Chapter 4

6.6 LIGHTING AND CONTROL SYSTEMS

As a major power user in the building, and to meet code requirements, lighting and control systems are often
listed for commissioning. The Commissioning Process verifies that the functions and capabilities of the lighting
system perform properly and conserve energy. The normal procedure is to have all elements of the lighting and
control system commissioned because of the interconnected nature of the systems. However, because of budget
Chapter 5

constraints or operational requirements, in some cases only some of the equipment is selected for commission-
ing.

6.7 ENERGY MONITORING AND MANAGEMENT SYSTEMS

The energy monitoring and management systems are the primary resource to provide high efficiency and
Chapter 6

building performance. The Commissioning Process verifies that the functions and capabilities of the energy
conservation system perform and function properly. The normal procedure is to have all elements of the sys-
tem commissioned because of the interconnected nature of the systems. However, because of budget con-
straints or operational requirements, in some cases only some of the equipment is selected for
commissioning.
Appendix B

6.8 INDOOR ENVIRONMENTAL QUALITY

The building indoor environment is critical to the operation and health of the occupants. This environment is
determined by the installed building materials and systems installation and operation. The interconnected
nature of these elements and their performance is greatly helped by the Commissioning Process. The Commis-
sioning Process verifies that the functions and capabilities of the indoor environmental quality systems perform
properly. The suggested procedure is to have all elements of the commissioned building system that affect the
Appendix B

indoor environment commissioned in an integrated process, with testing and reports provided at the end of con-
struction.

6.9 LANDSCAPE IRRIGATION SYSTEMS

A landscape irrigation system can be one of the major water users in a building operation. The Commission-
Appendix B

ing Process verifies that the functions and capabilities of the landscape irrigation systems perform properly
and may limit water use and operating cost. The functions and programming of the landscape irrigation sys-
tem should be commissioned after installation. However, because of budget constraints or operational
requirements, in some cases only some of the equipment is selected for commissioning.
CxBook.book Page 57 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 57

6.10 FIRE PROTECTION SYSTEMS

Chapter 1
Fire protection systems are essential for the safety and protection of the building. The Commissioning Pro-
cess verifies that the functions and capabilities of the fire protection systems perform properly and provide
the required level of protection. The normal procedure is to have the licensed installer provider the commis-
sioning under the observation of the CxP. Documentation of the reviews and testing are important to building
completion and to the record documents.

Chapter 2
6.11 FIRE ALARM SYSTEMS
Fire alarm systems are essential to reduce damage to the building and ensure safety of the occupants of the
building. The Commissioning Process verifies that the functions and capabilities of the fire alarm systems
perform properly at the required level of protection. The normal procedure is to have the licensed installer
provide the commissioning under the observation of the CxP. Documentation of the reviews and testing are

Chapter 3
important to building completion and to the record documents.

6.12 VERTICAL TRANSPORTATION SYSTEMS

Vertical transportation systems (elevator and escalator systems) are essential for the efficient use and safety
of the building. The Commissioning Process verifies that the functions and capabilities of the vertical trans-

Chapter 4
portation systems perform properly at the level of service required. The normal procedure is to have the
licensed installer provide the commissioning under the observation of the CxP. Documentation of the
reviews and testing are important to building completion and to the record documents.

6.13 ON-SITE ENERGY GENERATION SYSTEMS

As power sources for the building, on-site electrical generation systems are essential and must operate prop-

Chapter 5
erly and safely. Thus, they are often listed for commissioning. These systems may include photovoltaic,
combined heat and power, wind turbine, and energy cell systems. The Commissioning Process verifies that
the functions and capabilities of the on-site energy generation systems perform properly and safely. The nor-
mal procedure is to have all elements of the system commissioned because of the interconnected nature of
the systems. However, because of budget constraints or operational requirements, in some cases only some
of the equipment is selected for commissioning. It should be noted that many jurisdictions require licensed

Chapter 6
electricians to perform this work.

6.14 TELEPHONE AND COMMUNICATION SYSTEMS

Telephone and communication systems are essential for the proper operation of modern buildings of all

Appendix B
types. These systems may include telephone, computer interconnection, Internet access, security, audio-
visual, closed-circuit television, nurse call, and other wired or wireless systems. The Commissioning Process
verifies that the functions and capabilities of the communication systems perform properly at the required
level of performance. The normal procedure is to have the licensed installer provide the commissioning
under the observation of the CxP. Documentation of the reviews and testing are important to building com-
pletion and to the record documents.
Appendix B

REFERENCES
ASTM. 2012. ASTM E2813, Standard Practice for Building Enclosure Commissioning. West Consho-
hocken, PA: ASTM International.
ASTM. 2016. ASTM E2947, Standard Guide for Building Enclosure Commissioning. West Conshohocken,
PA: ASTM International.
Appendix B
 CxBook.book Page 58 Wednesday, December 12, 2018 1:16 PM

58 | Commissioning Stakeholders’ Guide

Table 6.1 Building Enclosure Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
Chapter 2

System Integrated System

Commissioning
Commissioning Commissioning
Item Equipment/System Completed—
Required— Required—
Date
Y/N Y/N
1. Air infiltration
Air pressurization and depressurization
Chapter 3

Continuous air barrier application

2. Thermal performance and condensation
resistance
3. Water penetration
4. Durability and appearance
Chapter 4

5. Structural performance
6. Rain screen pressure equalization
7. Solar optical performance
8. Moisture control
Chapter 5

9. Acoustic performance
10. Security
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.
Appendix B

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 59 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 59

Table 6.2 Air-Conditioning and Ventilation Systems Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
Integrated

Chapter 2
System
System Commissioning
Commissioning % to be
Item Equipment/System Commissioning Completed—
Required— Commissioned
Required— Date
Y/N
Y/N
1. Instrumentation and control for

Chapter 3
HVAC
2. HVAC controls calibration
3. Unitary and packaged HVAC
equipment
4. Air handler operation—chilled
water and direct expansion

Chapter 4
5. HVAC air distribution
6. Air terminal units
7. Air outlets and inlets
8. Test, adjust, and balance of

Chapter 5
systems
9. Computer room air-conditioning
units and dry coolers
10. Variable refrigerant flow systems
11. Building pressurization

Chapter 6
12. Supply and exhaust fans
13. Humidity control equipment
14. Convection heating and cooling
units
15. Radiant heating units

Appendix B
16. Central heating equipment—
breechings, chimneys, and stacks
17. Fuel-fired heaters/boilers
18. Furnaces
19. Heat exchangers Appendix B
20. Heating boilers and feed water
equipment
22. Solar energy heating equipment
23. Central cooling equipment
24. Cooling towers and water
Appendix B

treatment
25. Packaged water chillers
26. Thermal storage
 CxBook.book Page 60 Wednesday, December 12, 2018 1:16 PM

60 | Commissioning Stakeholders’ Guide

Table 6.2 Air-Conditioning and Ventilation Systems Commissioning (Continued)

Chapter 1

System
Integrated System
Commissioning Commissioning
Commissioning
Item Equipment/System Required— Completed—
Required—
Y/N and Percent to be Date
Y/N
Commissioned
Chapter 2

27. Underfloor air distribution

28. HVAC air cleaning devices—
particulate air filtration
29. Electronic air cleaners
30. Gas-phase air filtration
Chapter 3

31. Special exhaust systems

32. Ventilation hoods
33. HVAC piping and pumps,
hydronic piping and pumps
34. HVAC water treatment
Chapter 4

35. Refrigerant piping

36. Steam and condensate piping and
pumps
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 61 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 61

Table 6.3 Plumbing Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Water distribution systems (potable and
nonpotable) plumbing fixtures and fittings

Chapter 3
2. Pumping and piping systems (water)
3. Water treatment devices and equipment
4. Water efficiency of plumbing fixtures
5. Nonpotable plumbing systems
6. Water storage tanks

Chapter 4
7. Backflow prevention assemblies
8. Swimming pool and decorative fountain
circulating systems
9. Water heating and recirculation
10. Solar hot-water heating

Chapter 5
11. Drainage, waste, and vent piping systems
(gravity and pressure)

Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Appendix B

Owner or Owner’s Representative Name: ___________________________________________________________

Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 62 Wednesday, December 12, 2018 1:16 PM

62 | Commissioning Stakeholders’ Guide

Table 6.4 Electrical Power Systems Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Power feeders and conduit systems
2. Panel and switchboard installation
Chapter 3

3. Grounding systems
4. Uninterruptible power supply systems and
load banking
5. Emergency generator and systems
6. Infrared testing
Chapter 4

7. Voltage drop and power quality

8. Power switching calculations and timing
setting
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Appendix B

Owner or Owner’s Representative Name: ___________________________________________________________

Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 63 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 63

Table 6.5 Lighting and Control Systems Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Lighting fixtures and lamps
2. Scheduled lighting control systems and

Chapter 3
exterior lighting controls
3. Occupancy sensor controls
4. Daylight dimming systems
5. Lighting switching
6. Lighting level verification

Chapter 4
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 64 Wednesday, December 12, 2018 1:16 PM

64 | Commissioning Stakeholders’ Guide

Table 6.6 Energy Monitoring and Management Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Monitoring and controls
Workstation graphic displays
Public display systems
Chapter 3

Energy management systems and central

processing/monitoring hardware and software
for energy-using systems
Network communications and alarm function
systems
User interface with emergency services
Monitoring systems required for facility
Chapter 4

operations
Local control panels and individual
monitoring points
Whole-building energy analysis calibration
Controls for lighting systems
Controls for thermal systems
2. Instrumentation for air-conditioning and
Chapter 5

ventilation systems
Actuators and operators
Sensors and transmitters
Control valves
Control dampers
Flowmeters
Humidity sensors
Chapter 6

3. Plumbing energy systems

Domestic water-heating systems
Fuel system (gas, oil) metering systems
4. Electrical systems
Power meters
Kilowatt transducers
Appendix B

Current sensors
Battery monitors
Lighting control systems
Uninterruptible power supply monitors
5. Renewable energy systems
Solar photovoltaic systems
Appendix B

Wind generation systems

Geothermal systems
The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.
I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 65 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 65

Table 6.7 Indoor Environmental Quality Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Outdoor air systems and controls
Humidity, dry bulb, air drafts

Chapter 3
Building pressurization
2. Glare, direct solar
3. Noise and acoustics
4. Refrigerant safety and exhaust systems

Chapter 4
5. Air filtration
6. Construction phase IAQ programs and
application
7. Postconstruction building air flushing
8. Contaminant testing

Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 66 Wednesday, December 12, 2018 1:16 PM

66 | Commissioning Stakeholders’ Guide

Table 6.8 Landscape Irrigation Systems Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Landscape irrigation systems
2. Static pressure devices
Chapter 3

3. Backflow preventers
4. Flowmeters
5. Weather-based or soil-moisture-based
controllers and timers
6. Sprinklers
Chapter 4

7. Rainfall sensors
8. Soil moisture sensors
9. The use of drip/microirrigation
10. Hydrozoning
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.
Appendix B

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 67 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 67

Table 6.9 Fire Protection Systems Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Overhead piping
2. Underground piping

Chapter 3
3. Standpipe systems
4. Fire pump systems
5. Water storage tank
6. Preaction automatic sprinkler systems

Chapter 4
7. Deluge sprinkler systems
8. Dry pipe automatic sprinkler systems
9. Instrumentation for testing and monitoring

Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Appendix B

Owner or Owner’s Representative Name: ___________________________________________________________

Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 68 Wednesday, December 12, 2018 1:16 PM

68 | Commissioning Stakeholders’ Guide

Table 6.10 Fire Alarm Systems Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Permanent power to fire alarm (FA) system
2. Test booklet/list of devices on site
3. Sequence of operations posted
Chapter 3

4. Operating instructions for FA system posted

5. All FA panels labeled with the electrical circuit
number
6. Lockouts on all FA electrical circuits
7. All batteries in FA system dated
Chapter 4

8. Approval of panel layout in fire control room

9. Construction of fire control room inspected
10. Access keys
11. Approval of matrix annunciator
12. Operation of remote annunciators tested, if
provided
Chapter 5

13. Fire alarm control unit (FACU) to monitor

connection to matrix/remote annunciators
14. FACU clear and trouble-free prior to start of
testing
15. FACU to monitor ground faults/power supply
battery troubles
Chapter 6

16. FACU to monitor troubles on initiating and

notification circuits
17. FACU to monitor fire pump, water storage tank
levels, fuel, emergency generator, and smoke
control panel switch status’s supervisory
signals
Appendix B

18. FACU to monitor elevator heat shunt trip

breaker as supervisory signal
19. Primary and alternate floor elevator recall
programming to be tested
20. Supervising station signaling system
connections to be tested
Appendix B

21. 24-hour battery test

22. Voice evacuation, where required
23. Voice evacuation/notification zones match
each other and are tested
24. Firefighter communication system
25. Handsets
Appendix B

26. Initiating devices

27. Subsequent alarm/sequence of operation
28. Duct detectors
29. Elevator lobby door locks
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Chapter 6—Building System Commissioning Requirements | 69

Table 6.10 Fire Alarm Systems Commissioning (Continued)

Chapter 1
System Integrated System
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
30. Flow devices and tampers

Chapter 2
31. Special extinguishing systems, e.g., preaction
and deluge systems
32. Signage on FA panels, doors to rooms with FA
panels inside inspected
33. Notification devices

Chapter 3
34. Instrumentation for testing and monitoring
35. Terminal devices for electrical systems

Chapter 4
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Appendix B

Owner or Owner’s Representative Name: ___________________________________________________________

Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 70 Wednesday, December 12, 2018 1:16 PM

70 | Commissioning Stakeholders’ Guide

Table 6.11 Vertical Transportation Systems Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Elevator controls and systems
2. Escalators’ external systems and components
Chapter 3

3. Escalators’ internal components and systems

4, Emergency system controls verification
Chapter 4
Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Appendix B

Owner or Owner’s Representative Name: ___________________________________________________________

Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 71 Wednesday, December 12, 2018 1:16 PM

Chapter 6—Building System Commissioning Requirements | 71

Table 6.12 On-Site Energy Generation System Commissioning

Chapter 1
Project: _____________________________________________ Address: ________________________________
Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System

Chapter 2
Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Power feeders and conduit systems
2. Panel and power conversion systems

Chapter 3
installation
3. Grounding systems and mounting
4. Systems capacity
5. Emergency disconnection systems
6. Building electrical system interface testing

Chapter 4
7. Voltage drop and power quality
8. Access for maintenance

Chapter 5
Chapter 6
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Appendix B

Company Name: ______________________________________________________________________________

Signature: _____________________________________________ Date: _________________________________
 CxBook.book Page 72 Wednesday, December 12, 2018 1:16 PM

72 | Commissioning Stakeholders’ Guide

Table 6.13 Telephone and Communication Systems Commissioning

Chapter 1

Project: _____________________________________________ Address: ________________________________

Owner: _____________________________________________ Email/Phone: _____________________________
Owner’s Project Manager: ______________________________ Email/Phone: _____________________________
Cx Provider: _________________________________________ Email/Phone: _____________________________
Date Initiated: ______________________ Date Revised: ______________________
System Integrated System
Chapter 2

Commissioning
Commissioning Commissioning
Item Equipment/System Complete—
Required— Required—
Date
Y/N Y/N
1. Permanent power to system
2. Test booklet/list of devices on site
3. Sequence of operations approved
Chapter 3

4. Operating and maintenance instructions

available
5. All panels with the circuit number labeled
6. Locks on all designated cabinets
7. All batteries in system dated
Chapter 4

8. Approval of panel layout

9. Construction of control room(s) inspected
10. Access keys
11. Approval of communication devices
12. Test operation and sequence
13. Grounding and incoming power quality
Chapter 5

14. Supervising station signaling system

connections to be tested
15. 24-hour battery test
16. Device testing
17. Notification devices
18. Instrumentation for testing, maintenance, and
Chapter 6

monitoring
Appendix B
Appendix B

The approval section that follows can be used if applicable to the planning process. Approval can be granted by the
Owner/representative, Design Team, or CxP depending on the Owner’s requirements.
Appendix B

I have reviewed the required items and plans and verified that they meet the project requirements:
Owner or Owner’s Representative Name: ___________________________________________________________
Company Name: ______________________________________________________________________________
Signature: _____________________________________________ Date: _________________________________
CxBook.book Page 73 Wednesday, December 12, 2018 1:16 PM

7.
Selecting and Hiring a
Commissioning Provider

The selection and hiring of the Commissioning Provider (CxP) is the first and most important step in accom-
plishing a successful commissioning project. The provider is the key to the planning, management, and doc-
umentation of the commissioning project. As recommended by national commissioning standards and
guidelines such as ASHRAE/IES Standard 202 and ASHRAE Guideline 0 (ASHRAE 2018, 2013), the CxP
is the first entity to be selected at the start of a project. This person will assist from project definition through
building operation. Other than the Owner, this is the only entity involved with this project from beginning to
end.
The qualifications required for the CxP depend on the needs of the Owner and the scope of the project. More
complex projects require a more highly trained and experienced provider. Experienced Owners with trained
staff available may not need as strong of a CxP. To be effective, the CxP must be independent of the design
and construction process and also be an excellent communicator. Integrity is also a critical factor. The CxP
becomes a representative of the Owner and thus requires a professional approach toward the entire project.
The experience required of the CxP also depends on the needs of the Owner and the project. Simpler proj-
ects, such as shell office buildings, require less experience than a medical facility or manufacturing plant.
Having successfully commissioned similar buildings is a plus, but Commissioning Process knowledge is
equally important.
The inspection and testing phases of the project often require specialized equipment. The CxP must be
familiar with the necessary equipment and how to correctly test it. In some cases the CxP will furnish the
equipment, and in other cases the contractor or supplier will be required to provide it. In any case, the CxP
observes and supervises its use where appropriate.

7.1 GUIDELINES FOR QUALIFICATIONS AND INDEPENDENCE OF APPROVED

COMMISSIONING PROVIDERS
An approved CxP should possess the following qualities, adapted from Section 902 of the International
Green Construction Code (ICC 2018), to ensure appropriate independence and minimum qualifications on a
building project:

• Independence. The CxP should be objective, competent, and independent from the contractor and
designer responsible for the work being inspected. The entity must also disclose possible conflicts of
interest so that objectivity can be confirmed.
• Experience. The CxP should have commissioning experience in management of the Commissioning
Process and on the type and size of project being considered.
• Equipment. The CxP should have (or have access to) adequate equipment to perform the required com-
missioning and functional and performance testing activities for each system. The equipment needs to
be periodically calibrated in accordance with manufacturer’s specifications.
 CxBook.book Page 74 Wednesday, December 12, 2018 1:16 PM

74 | Commissioning Stakeholders’ Guide

• Personnel. An approved CxP will employ experienced personnel educated in conducting, supervising,
and evaluating tests, inspections, and commissioning. Where possible, the approved provider should
Chapter 1

have completed the Commissioning Process on a minimum of two projects of equal or larger scope and
complexity or can demonstrate adequate experience and training in the fundamentals and application of
the Commissioning Process.
If a national certification is needed, the following could be used. CxPs represent an emerging industry in
many regions and should only be used with full knowledge of the commissioning process.
Chapter 2

• Certification. Certification of the CxP is required according to the provisions of ISO/IEC 17024 (ISO
2012).

7.2 QUALIFICATIONS-BASED SELECTION

Chapter 3

The following section, originally published in The Checklist, Building Commissioning Association’s
(BCxA) e-journal, that is reproduced with minor edits, describes the purpose and use of the process of quali-
fications-based selection for professionals in the building community (Bjornskov 2014).

7.2.1 OWNERS AND COMMISSIONING PROVIDERS: YOU NEED QBS

Chapter 4

Qualifications-based selection (QBS) is an evaluation, scoring, and selection process for Owners to use
when hiring building project professionals. It encourages Owners to solicit, and project consultants to sub-
mit, proposals for specific scopes of work that are evaluated based on qualifications, shortlisted and selected
for budget negotiations after preliminary selection, but before contracts are signed.

QBS for architectural and engineering design services on federal construction projects was formalized by
Chapter 5

Congress in 1972 through the Brooks Act (GPO 1972) for public Owners “to negotiate contracts for archi-
tectural and engineering services on the basis of demonstrated competence and qualification for the type of
professional services required and at fair and reasonable prices.”

The purpose of this law was to create a policy and a broadly defined process that requires Owners to review
and accept qualifications first, before even viewing or negotiating price. Under the Brooks Act, QBS is
Chapter 6

required only in the federally funded public project sector; it is not universally applied—or always recog-
nized—as a tool for private-sector projects. Forty-two years ago, it was intended to discourage federal prop-
erty Owners and managers from contracting large building design services based exclusively on price. The
policy was not, and is not, a mandate for the private sector, but it is slowly gaining ground among building-
related professionals like CxPs, well beyond architectural and engineering designers.
Chapter 7

Commissioning and QBS

Commissioning is not specifically named as a professional service in the Brooks Act. In addition to [archi-
tectural and engineering] design, the U.S. Federal Acquisition definition of services within the QBS frame-
work includes “such other professional services of an architectural or engineering nature, or incidental
services… including studies, investigations… evaluations, consultations… construction phase services…
drawing reviews, preparation of operating and maintenance manuals, and other related services.” Given that
Appendix B

these definitions are so closely related to commissioning practice, and that some building Owners and juris-
dictions already consider commissioning a professional service, clearly it is time to align what makes sense
to building Owners and the broader buildings industry.

The time has come to revisit QBS in relation to building commissioning. What are professional qualifica-
tions, as provided for in the Brooks Act? Quite simply, they vary. The policy describes neither a specific pro-
Appendix B

cess nor qualifications that would, by virtue of selection on these, result in quality work. Numerous
professional organizations endorse QBS and have developed internal policies and useful guidelines for its
use. But like commissioning—given the array of standards and latitude of qualifications—QBS is not a uni-
form process; expectations vary from state to state and project to project.
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Chapter 7—Selecting and Hiring a Commissioning Provider | 75

QBS for commissioning is not in itself a proce-

Examples of North American QBS
dure for getting the best provider in any market

Chapter 1
Proponents:
or region. One thing is certain among all stake- • American Council of Engineering Companies
holders in buildings, however: selection of • American Institute of Architects
commissioning on lowest price—which, in any • American Public Works Association
public procurement scenario is the de facto • American Society of Civil Engineers
result of an request for proposal (RFP) or bid— • Associated General Contractors of America
strips the rigor out of the Commissioning Pro- • Federation of Canadian Municipalities

Chapter 2
cess and defeats the purpose of commissioning • National Society of Professional Engineers
in the first place. Cutting back on quality assur- • Royal Architectural Institute of Canada
ance processes in any industry does not result • U.S. and Canadian Federal Government
in higher quality results. • U.S. States and Canadian Provinces

The future of buildings is clear: the global drive toward continuous improvement of building materials, sys-

Chapter 3
tems, and practices demands a quality approach—not only in the context of architecture and engineering, but
also in terms of all services that contribute to better building performance

Missing Link
Properly performed, commissioning is the continuous quality assurance link across disciplines and schedule
in a building project. It should be regarded by Owners as one of the most important services to be hired

Chapter 4
based on qualifications. QBS is a tool that Owners and CxPs should rely on to ensure that capabilities meet
expectations. However, QBS documentation is typically written only as a guide for Owners to ensure their
procurement practices are conducted in accordance with the Brooks Act.
The link that is not well documented is an
approach that CxPs and other professional ser- QBS Steps for Owners Broadly Include:
1. Establish evaluation criteria
vices should take, in order for Owners to prepare

Chapter 5
2. Solicit qualifications
requests for qualifications (RFQs) and requests 3. Develop short list
for proposals (RFPs) that solicit high-value, proj- 4. Interview and rank three providers
ect-specific quality assurance capabilities. 5. Owner/provider jointly refine scope and
Let’s say, for example, that you’re a CxP and contract terms
6. Negotiate contract (or move on to second-
you read an RFQ for commissioning. Are you
ranked provider)

Chapter 6
going to just submit a price alone? How about a
laundry list of completed projects? General or
vague boilerplate statements? Sounds a bit ridiculous, doesn’t it? Some Owners may actually solicit and
accept such shorthand responses or minimum “qualifications,” but much remains on the table. Shortcuts are
a perfect scenario for change orders, defects and unhappy stakeholders. Your task as a CxP is to win work by
demonstrating qualifications so that Owners understand your technical knowledge, related quality assurance

Chapter 7
practices, competence and proof in the form of similar projects and team members’ past experience. Only
then, in a QBS scenario, should the price for the work be set. There will always be discussions of unknowns
at this phase, unless the Owner has provided a detailed and finely honed scope of work that leaves no stone
unturned and no room for additional considerations.
In some cases, you may not be submitting a proposal directly to the Owner, but rather through a Design or
Design/Build Team where your qualifications will be added to theirs. In that case, at minimum you can sig- Appendix B
nificantly improve the team’s qualifications by providing the quality assurance and qualifications informa-
tion they should have—but likely had not—requested. When clients learn to expect robust qualifications,
they will start to ask for them.
Missing link fastened and secured? Maybe. Even in the public sector QBS doesn’t always function as
intended. As an example, one government agency recently skirted the federal QBS policy with an award
Appendix B

solicitation using lowest price technically acceptable source selection process (U.S. Government 2015).
While sometimes referred to as best value, it’s not. And it’s not likely that best practices and best outcome
will be achieved through an award that starts with “lowest price.” The reality is, most fees (i.e., rates) are
likely very similar in any region or market, and if the effort is truly based on a project specific scope of work
 CxBook.book Page 76 Wednesday, December 12, 2018 1:16 PM

76 | Commissioning Stakeholders’ Guide

the fees will be fair and reasonable. We have had accepted guidelines and standards in place for a good while
on the process itself.
Chapter 1

A lowest-price-based process invariably results in revisions to the scope, schedule, and fees to accommodate
changes, omissions, new ideas, etc., during the course of design and construction. When low bid is the
decision-maker default, everyone knows that quality suffers; there are untold examples of flawed buildings
designed and constructed on the basis of lowest price instead of qualifications for a specified scope of work.
By negotiating a price after evaluating qualifications and coming to an understanding on a detailed scope,
Chapter 2

clients and CxPs can work together to ensure project agreement and cooperation before the contract is
finalized.
Advice to CxPs: To proactively prevent com-
“Fallacies: ‘… cost of service (price) and
missioning from being “commoditized,” it’s
qualifications to serve (value) can be discussed
time to revisit QBS in a commissioning context, simultaneously.’ False. Once price is mentioned then
learn the process, and educate your clients.
Chapter 3

selection is always based on the cheapest proposal

offered. And, why not? All contenders have already
RFQs and RFPs for Commissioning been found 'qualified'.”
Providers —Kaye Henderson, former Secretary, Florida
RFQs and RFPs for commissioning services Department of Transportation (Henderson 2006)
can take many forms and range from a simple
request for description of capabilities to extremely detailed and complex documents requesting examples
Chapter 4

and proofs, with references, of successful project experience. RFQs are solicitations only for qualifications
that lead to a short list of competing candidates, and RFPs (or combined RFQ/Ps) also require submittal of
proposed pricing for commissioning services. In either case, solicitations focus on areas such as the follow-
ing:

• Specific building type and size under consideration

Chapter 5

• Relevant project/performance experience

• Project planning methods and sample Commissioning Plan(s)
• Project management procedures and examples by task
• Staffing availability over expected duration of project
• No- and low-risk management methods
• Commissioning quality standards, including certification of CxPs
Chapter 6

• On-schedule, on-budget delivery

• Smooth, integrated process
• Demonstration of excellent Project Team communication

The BCxA provides sample RFQs and RFPs for Owners and project stakeholders on its website at
www.bcxa.org/knowledge-center/best-practices/. These are periodically updated and peer-reviewed by the
Chapter 7

BCxA Best Practices Committee and represent various scenarios. The BCxA sample RFQs and RFPs are
provided in five templates, as listed in Table 7.1.

Language for Commissioning Provider Contract

The procurement process is different for every Owner. Each project has distinct characteristics, and all Own-
ers, Project Teams, and CxPs are unique. As a result, no two service contracts are alike. Furthermore, com-
Appendix B

missioning services are not always hired by Owners and, though not ideal, may be packaged with Design
Team or construction services instead of being hired directly by the Owner as an independent third party.
The following are some of the most critical elements to review in depth, make sure all parties understand and
agree and, if necessary, negotiate before signing:

• Scope of work (what, when, how, and how much)

Appendix B

• Standard of care (Owner’s expectations for comprehensiveness and completeness)

• Termination clause(s)
• Indemnification clause(s), including negligence and damage types/issues
• Insurance clause(s) (general liability, auto, professional liability)
CxBook.book Page 77 Wednesday, December 12, 2018 1:16 PM

Chapter 7—Selecting and Hiring a Commissioning Provider | 77

Table 7.1 Project Solicitation: BCxA Forms Summary

Chapter 1
Contains
Selection RFQ— RFP—
Form Scope of Purpose
Type Quals Only Fee-Based
Work
Use Consecutively

1.3.1 A Qualifications X Summary Owner sends out to final QBS

(RFQ) (QBS) list candidate(s) for a specific project. 1.3.1
B may be used if selected to propose

Chapter 2
pricing
1.3.1 B Qualifications X Complete Owner sends to single selected firm for a
(RFP) (QBS) detailed proposal and fee. Use after 1.3.1 A.

1.3.2 A Prequalification X Summary Owner qualifies firms for a pool or

Use Consecutively

(RFQ) list shortlist of CxPs for future projects. 1.3.2

Chapter 3
B may be used if selected to propose
pricing
1.3.2 B Qualifications X Complete Owner sends to multiple prequalified
(RFP) and fee after detailed firms for proposal and fee. Use after
prequalifying 1.3.2 A.

Chapter 4
1.3.3 Qualifications X X Complete Owner sends to multiple firms or open
(Combined and fee-based detailed solicitation from firms not necessarily
RFQ/RFP) single solicitation prequalified for qualifications and a fee
proposal.

• Language around guarantees, warranties, etc.

Chapter 5
• Future audits and liabilities
• Fee and payment schedule

One of the most-used contracts for commissioning and other professionals is that developed by the Ameri-
can Institute of Architects (AIA 2017). Numerous government and higher education entities provide sample
contracts and scopes of work for commissioning (for example, University of Florida [2010] and California

Chapter 6
State University [2016]). It is recommended that readers consult websites for their own state to ensure com-
pliance with local and state regulations that may be captured in contract language.

REFERENCES

Chapter 7
AIA. 2017. AIA contract documents—Contract relationship diagrams. Washington, DC: American Institute
of Architects. http://aiad8.prod.acquia-sites.com/sites/default/files/2017-04/ACDRelationship
Diagrams_040417.pdf.
ASHRAE. 2013. ASHRAE Guideline 0. The Commissioning Process. Atlanta: ASHRAE.
ASHRAE. 2018. ASHRAE/IES Standard 202, Commissioning Process for Buildings and Systems. Atlanta:
ASHRAE. Appendix B
Bjornskov, D. 2014. Owners and commissioning providers: You need QBS. The Checklist. www.bcxa.org
/wp-content/uploads/2014/12/BCA.TheChecklist_Fourth.Quarter.pdf
California State University. 2016. Rider 1—Commissioning (Cx) for CSU projects. Long Beach, CA:
California State University. www.calstate.edu/cpdc/ae/review/documents/rider-1-cx-2016-17.pdf.
GPO. 1972. Brooks Act. Washington, DC: Government Publishing Office. https://www.gpo.gov/fdsys/pkg
/STATUTE-86/pdf/STATUTE-86-Pg1278.pdf.
Appendix B

Henderson, Kaye. 2006. Memo. www.qbsgeorgia.org/KHenderson%20Memo-Florida.pdf.

ICC. 2018. International Green Construction Code (IgCC). Washington, DC: International Code Council.
ISO. 2012. ISO/IEC 17024. Conformity assessment—General requirements for bodies operating
certification of persons. Geneva: International Organization for Standardization.
 CxBook.book Page 78 Wednesday, December 12, 2018 1:16 PM

78 | Commissioning Stakeholders’ Guide

University of Florida. 2010. Agreement between owner and commissioning agent. Gainesville, FL: The
University of Florida. www.facilities.ufl.edu/forms/contracts/Cx.pdf.
Chapter 1

U.S. Government. 2015. Part 15—Contracting by negotiation. Federal Acquisition Regulation (FAR).
Washington, D.C.: U.S. Government. https://www.acquisition.gov/far/html/Subpart%2015_1.html.
Chapter 2
Chapter 3
Chapter 4
Chapter 5
Chapter 6
Chapter 7
Appendix B
Appendix B
CxBook.book Page 79 Wednesday, December 12, 2018 1:16 PM

Appendix A.
Commissioning Process
Definitions and Resources

A.1 COMMISSIONING DEFINITIONS (ASHRAE/IES STANDARD 202)

acceptance: a formal action, taken by a person with appropriate authority (which may or may not be con-
tractually defined), to declare that some aspect of the project meets defined requirements, thus permitting
subsequent activities to proceed.
Basis of Design (BoD): a document that records the concepts, calculations, decisions, and product selections
used to meet the OPR and to satisfy applicable regulatory requirements, standards, and guidelines. The doc-
ument includes both narrative descriptions and lists of individual items that support the design process.
checklists: project and element-specific checklists that are developed and used during all phases of the Cx to
verify that the OPR is being achieved. Checklists are used for general evaluation, testing, training, and other
design and construction requirements.
Commissioning (Cx): See Commissioning Process.
Commissioning Plan (Cx Plan): A document that outlines the organization, schedule, allocation of
resources, and documentation requirements of the Commissioning Process.
Commissioning Process (Cx): a quality-focused process for enhancing the delivery of a project. The process
focuses on verifying and documenting that all of the commissioned systems and assemblies are planned,
designed, installed, tested, operated, and maintained to meet the OPR.
Commissioning Process Activities: Components of the Commissioning Process.
Commissioning Progress Report: A written document detailing activities completed as part of the Cx, and
significant findings from those activities, that is continuously updated during the course of a project.
Commissioning Provider (CxP): An entity, identified by the Owner, who leads, plans, schedules, and coor-
dinates the Commissioning Team to implement the Commissioning Process.
Commissioning Team: The individuals and agencies who, through coordinated actions, are responsible for
implementing the Commissioning Process.
commissioning testing: The evaluation and documentation of the equipment and assemblies: delivery and
condition, installation, proper function according to the manufacturer’s specifications, and project documen-
tation to meet the criteria in the OPR.
construction checklist: a form used by the Project Team to verify that appropriate materials and compo-
nents are on-site, ready for installation, correctly installed, functional, and in compliance with the OPR. See
checklists.
construction documents: these include a wide range of documents that vary from project to project and with the
Owner’s needs, regulations, laws, and jurisdictional requirements. Construction documents usually include the
project manual (specifications), plans (drawings), and general terms and conditions of the contract.
 CxBook.book Page 80 Wednesday, December 12, 2018 1:16 PM

80 | Commissioning Stakeholders’ Guide

contract documents: these include a wide range of documents that vary from project to project and with the
Owner’s needs, regulations, laws, and jurisdictional requirements. Contract documents frequently include
Chapter 1

price agreements; the construction management process; subcontractor agreements or requirements; require-
ments and procedures for submittals, changes, and other construction requirements; a timeline for comple-
tion; and the construction documents.
coordination drawings: Drawings showing the work of all trades to illustrate that equipment can be installed in
the space allocated without compromising equipment function or access for maintenance and replacement. These
Chapter 2

drawings graphically illustrate and dimension manufacturers’ recommended maintenance clearances.

design checklist: a form developed by the CxP Team to verify that elements of the design are in compliance
with the OPR. See checklists.
design review, code or regulatory: a review of a document conducted by staff or designated entity of an
authority having jurisdiction to determine whether the content of the document complies with regulations,
Chapter 3

codes, or other standards administered by the jurisdiction.

design review, commissioning: a review of the design documents to determine compliance with the OPR,
including coordination between systems and assemblies being commissioned, features and access for test-
ing, maintenance, and other reviews required by the OPR and Cx Plan.
design review, constructibility: the review of effective and timely integration of construction knowledge into the
Chapter 4

conceptual planning, design, construction, and field operation of a project to achieve project objectives efficiently
and accurately at the most cost-effective levels to reduce or prevent errors, delays, and cost overruns.
design review, peer: an independent and objective technical review of the design of the project, or a part
thereof, conducted at specified stages of design completion by one or more qualified professionals for the
purpose of enhancing the quality of the design.
Chapter 5

evaluation: the process by which specific documents, components, equipment, assemblies, systems, and inter-
faces among systems and their performance are confirmed with respect to the criteria required in the OPR.
Facility Guide: a basic building systems description and operating plan with general procedures and con-
firmed facility operating conditions, set points, schedules, and operating procedures for use by facility oper-
ations to properly operate the facility.
Chapter 6

final Commissioning Report: a document that records the activities and results of the Cx that is developed
from the final Cx Plan with all of its attached appendices.
issues and resolution log: a formal and ongoing record of problems or concerns and their resolution that
have been compiled by members of the CxP Team during the course of the Cx.
Ongoing Commissioning Process (OCx): a continuation of the Cx well into occupancy and operations to
Chapter 7

continually improve the operation and performance of a facility to meet current and evolving CFR or OPR.
Ongoing Cx Activities occur throughout the life of the facility; some of these will be close to continuous in
implementation, and others will be either scheduled or unscheduled as needed.
Owner’s Project Requirements (OPR): a document that details the requirements of a project and the
expectations for how it will be used and operated, including project goals, measurable performance criteria,
Appendix A

cost considerations, benchmarks, success criteria, training requirements, documentation requirements, and
supporting information.
Systems Manual: a system-focused composite document that includes the design and construction docu-
mentation, Facility Guide and operation manual, maintenance information, training information, Cx records,
and additional information of use to the Owner during occupancy and operations.
Appendix B

test procedure: a written protocol that defines methods, personnel, and expectations for tests conducted on com-
ponents, equipment, assemblies, systems, and interfaces among systems to verify compliance with the OPR.
training plan: a written document that details the expectations, schedule, duration, and deliverables for Cx
Activities related to training of project operations and maintenance personnel, users, and occupants.
CxBook.book Page 81 Wednesday, December 12, 2018 1:16 PM

Appendix A—Commissioning Process Definitions and Resources | 81

A.2 COMMISSIONING ORGANIZATIONS AND RESOURCES

Chapter 1
The following organizations and agencies have produced publications and resources relating to the Commission-
ing Process as well as Systems Manuals. These publications and resources may or may not conform to the require-
ments of ASHRAE/IES Standard 202 (ASHRAE 2013) or this guide. This list is provided as a resource for those
using and providing commissioning services. Because publications can change frequently, the organizations’ web-
sites are the best sources of current documents.

Chapter 2
AABC Commissioning Group (ACG). ACG Commissioning Guideline.
www.commissioning.org/commissioningguideline.
ASTM International. ASTMs Digital Library.
www.astm.org/DIGITAL_LIBRARY/index.shtml.
Building Commissioning Association (BCxA). BCxA Knowledge Center.
www.bcxa.org/knowledge-center.

Chapter 3
Natural Resources Canada. Energy efficiency: commissioning.
www.nrcan.gc.ca/energy/efficiency/buildings/4057.
Chartered Institution of Building Services Engineers (CIBSE). CIBSE Commissioning Codes.
www.cibse.org/knowledge/cibse-publications/cibse-commissioning-codes.
Illuminating Engineering Society (IES). The Commissioning Process Applied to Lighting and Control Systems

Chapter 4
www.ies.org/product/the-commissioning-process-applied-to-lighting-and-control-systems.
International Code Council (ICC). ICC G4-2012 Guideline for Commissioning.
http://shop.iccsafe.org/icc-g4-2012-guideline-for-commissioning-1.html.
International Energy Agency (IEA). Energy in Buildings and Communities Programme.
www.iea-ebc.org.
National Environmental Balance Bureau (NEBB). NEBB Building Systems Technical Commissioning

Chapter 5
Procedural Standard Updated
www.nebb.org/nebb_building_systems_technical_commissioning_procedural_standard_updated.
National Fire Protection Association (NFPA). Codes and Standards.
http://nfpa.org/codes.
National Institute of Building Sciences (NIBS). Whole Building Design Guide: Building Commissioning

Chapter 6
www.nibs.org; www.wbdg.org/project/buildingcomm.php.
Sheet Metal and Air Conditioning Contractors National Association (SMACNA). Technical Resources.
www.smacna.org/technical.
The State of Minnesota. Sustainable Building Guidelines, Design & Construction Phase Commissioning Plan
Template.
www.msbg.umn.edu.

Chapter 7
Texas A&M University. Energy Systems Laboratory.
http://esl.tamu.edu/cc/.
University of Wisconsin–Madison. Facilities Commissioning: Commissioning Building Enclosure Assemblies
and Systems.
https://epd.wisc.edu/course/commissioning-building-enclosure-assemblies-and-systems.
Appendix A
United States Department of Energy (DOE) Office of Energy Efficiency and Renewable Energy (EERE).
Commissioning in Federal Buildings
www.energy.gov/eere/femp/commissioning-federal-buildings
United States General Services Administration (GSA). Commissioning Program.
https://www.gsa.gov/real-estate/design-construction/commissioning/commissioning-program.
Appendix B

REFERENCE
ASHRAE. 2013. ASHRAE/IES Standard 202-2013, Commissioning Process for Buildings and Systems.
Atlanta: ASHRAE.
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CxBook.book Page 83 Wednesday, December 12, 2018 1:16 PM

Appendix B.
Commissioning Process
Documentation:
New Construction
Checklists
B.1 NEW CONSTRUCTION COMMISSIONING DOCUMENTATION CHECKLISTS
The checklists in this appendix are provided to be used in the development, review, and use of the principal
deliverable documents on a project using commissioning. The items on the checklists may change for each
project and thus may need to be edited.
The following checklists are provided:

1. Commissioning Documentation
2. Owners Project Requirements
3 and 4. Commissioning Plan
5. Basis of Design
6. Commissioning Specifications in Construction Documents
7 and 8. Commissioning Design and Submittals Review
9 and 10. Commissioning Observation, Testing, and Reporting
11 and 12. Issues and Resolution Logs
13. Systems Manual
14. Training Plan
15 and 16. Commissioning Documentation for Final Inspection and Certificate of Occupancy and Final
Commissioning Report

These checklists are guides for collecting information associated with the Commissioning Process Activi-
ties. The information should be developed by the Project Team in collaboration with the Owner. All check-
lists can be used in the development of their respective documents and/or as checking and verification of the
commissioning completion.

B.2. OWNER’S PROJECT REQUIREMENTS (OPR) DOCUMENT

The following section, adapted from ASHRAE Guideline 1.4 and ASHRAE/IES Standard 202, provides an
example of how to implement and use the OPR. It is not intended to be a comprehensive representation or a
best practice example. Practitioners applying the Commissioning Process should carefully follow ASHRAE/
IES Standard 202 and ASHRAE Guideline 0 and applicable technical guidelines tailored to their specific
projects (ASHRAE 2014, 2018a, 2013).

B.2.1 OPR DOCUMENTATION DEVELOPMENT

The OPR document is developed and defined at the beginning of the project. Information about the project is
gathered, including program requirements, community context, codes and regulations, site and climate,
facility context and function, facility technology, sustainability, cost, schedule, and the client’s (including
Owner, occupants, operators, and maintenance personnel) needs and capabilities. The OPR provides the
 CxBook.book Page 84 Wednesday, December 12, 2018 1:16 PM

84 | Commissioning Stakeholders’ Guide

basis from which all design, construction, acceptance, and operational decisions are made. An effective
Commissioning Process depends on a clear, concise, and comprehensive OPR document, which includes
Chapter 1

information to help the Project Team properly plan, design, construct, operate, and maintain systems and
assemblies. The length and detail of the OPR is dependent on the size and complexity of the project and the
Owner’s requirements. The OPR document lists and defines the systems and assemblies to be commissioned,
including sampling strategies accepted by the Owner. The systems and assemblies being commissioned
should have defined project performance and acceptance criteria.
Chapter 2

The OPR is considered the heart and soul of the Commissioning Process. When the OPR is not developed,
the Owner, designer, contractors, and operations and maintenance (O&M) personnel each interpret the build-
ing requirements, including their individual responsibilities, from the standpoint of their own specific needs.
This often creates a range of diverse views of the constructed project’s needs. Developing an OPR that
reflects the actual needs of the Owner, the users or occupants, service and operating units, and sometimes the
community is one of the most difficult and important aspects for successful implementation of the Commis-
Chapter 3

sioning Process.

Contents of the OPR

The OPR document should address the following for each commissioned system:

• Facility objectives, size, location, user requirements, and Owner directives

Chapter 4

• Environmental, sustainability, and efficiency goals and benchmarks

• Indoor environment requirements, including temperature, humidity, and ventilation
• Space usage, occupancy, and operation schedules
• Commissioning Process scope and requirements and a listing of equipment, systems, and assemblies
requiring commissioning
• Equipment, systems and assemblies requirements, expectations, and warranty provisions
Chapter 5

• Maintainability, access, and operational performance requirements

• Installation evaluation and testing requirements
• Project documentation and Systems Manual requirements and formats
• Training requirements for Owner’s O&M personnel and occupants
• Applicable codes and standards in addition to local building codes
• Project schedules
Appendix A

• Special project requirements

• The content, organization, and milestones of Basis of Design (BoD) submittals for the design and con-
struction process
• The number, format, and scheduling of design and submittal reviews
• Sampling procedures, if included or permitted, for all reviews, evaluations, and testing
• Commissioning Progress Report formats and distribution intervals
Appendix B

B.3 COMMISSIONING PLAN

The Commissioning Plan (Cx Plan) is an essential element in the planning and performance of commission-
ing. The Cx Plan is a written document and provides organization, documentation requirements, and tools to
evaluate and document that the design, construction, and operation of the project or facility, systems and
Appendix B

assemblies meet the OPR.

The following section, adapted from ASHRAE Guideline 1.4 and ASHRAE/IES Standard 202, provides an
example of how to implement a Cx Plan from project initiation through occupancy. It is not intended to be a
comprehensive representation or a best practice example. Practitioners applying the Commissioning Process
should carefully follow ASHRAE/IES Standard 202 and ASHRAE Guideline 0 and applicable Cx technical
guidelines tailored to their specific projects (ASHRAE 2014, 2018a, 2013).
Appendix B

B.3.1 COMMISSIONING PLAN CONTENTS

The Cx Plan should include the following information:

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Appendix B—Commissioning Process Documentation: New Construction Checklists | 85

• Overview of the Commissioning Process developed specifically for the project

• Roles and responsibilities for the Commissioning Team throughout the project

Chapter 1
• Documentation of general communication channels, including the distribution of the Cx Plan during the
design and construction process
• Detailed description of Commissioning Process activities and a schedule of activities along with a list of
project commissioned systems and assemblies and a description of evaluation procedures
• Project design and submittal documentation evaluation procedures
• Guidelines and format that will be used to develop the Commissioning Process documentation

Chapter 2
• Listing and format for Commissioning Process evaluation checklists and testing forms, issues and reso-
lution log, and Cx Progress Reports that will be used during the project to communicate and track criti-
cal Commissioning Process information
• The framework for procedures to follow whenever Commissioning Process evaluation does not meet the
OPR
• Documentation and reporting requirements

Chapter 3
B.4 BASIS OF DESIGN (BoD)
The BoD needs to be developed by the Design Team in accordance with the OPR. The BoD should be
updated and expanded during design and construction as the project evolves. The function of the BoD is to

Chapter 4
• describe in detail the Design Team’s technical approach to each of the Owner’s requirements,
• provide a platform for the review of the design and changes as the project progresses, and
• coordinate applicable technical and code requirements.

The rest of this section, adapted from ASHRAE/IES Standard 202 and ASHRAE Guideline 1.4, addresses
requirements developed and included in the BoD document and must be coordinated with the BoD docu-

Chapter 5
ments of other technical guidelines (ASHRAE 2018a, 2013). The BoD document records the major thought
processes and assumptions behind the facility design decisions made to meet the OPR. The design profes-
sional must read the entire OPR before starting the BoD. The BoD captures important information linking
the “what” of the OPR and the “how” of the system design.

The Owner and Commissioning Provider (CxP) should evaluate the BoD for the following:

Appendix A
• Design and design assumptions that are in agreement with the OPR
• Requirements for updating of the BoD
• Requirements for sustainable design certification when required
• Consideration of design alternatives at each phase as appropriate

Appendix B
• Requirements that systems, assemblies, and equipment be located and installed to be commissionable
and maintainable
• Opportunities for improved performance

The specific contents of the BoD document will vary from project to project and system to system but, in
Appendix B
general, should list the following for the information required:

• Specific codes, standards, and guidelines to be considered during the design of the facility
• Specific building codes being used for the design of the project, including the title of the code and the
year
• Specific standards (including year of publication) being used in the design of the project
Appendix B

The BoD should be reviewed and updated as part of each design submission during development of the
design, after issue of supplementary instructions during the construction process, prior to occupancy, and
after completion of acceptance testing.
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86 | Commissioning Stakeholders’ Guide

B.5 COMMISSIONING SPECIFICATIONS

Chapter 1

The following subsection, adapted from ASHRAE/ANSI/IES Standard 202 and ASHRAE Guidelines 0 and
1.4, provides an example of how to implement commissioning specifications and instructions. It is not
intended to be a comprehensive representation or a best practice example. Practitioners applying the Com-
missioning Process should carefully follow ASHRAE/IES Standard 202 and ASHRAE Guideline 0 and
applicable Cx technical guidelines tailored to their specific projects.
Chapter 2

It is acceptable but not required for the CxP to provide drafts of these Cx specifications for the Design/Con-
struction Team to consider for including in their construction or contract documents.

B.5.1 SPECIFICATIONS FOR THE COMMISSIONING PROCESS

Specifications (as a part of the construction contract documents) should include the Commissioning Process
Chapter 3

activities the contractors perform during the life of the construction contract, including the work required
during the correction period and for warranties.
General requirements for the Commissioning Process include the specifications in Construction Specifica-
tions Institute Division 1, including the general requirements for contractors relating to Commissioning Pro-
cess activities (CSI 2018). The summary section describes, in general, how the contractors (separate
contractors if there is more than one prime contractor) and the construction manager must interact with the
Chapter 4

CxP. Administrative procedures for the Commissioning Process are specified in the Division 1 section
“Commissioning.” Other Division 1 Cx sections should describe the testing requirements for systems and
assemblies.
The extent of the contractor’s involvement in Commissioning Process tests must be clearly defined. The
extent of this testing is determined by the Commissioning Team during the design phase, based on the OPR.
Chapter 5

Component Commissioning Process specifications sections should specify testing and reporting require-
ments for products and equipment that are part of a system or assembly and then be referenced to the appro-
priate Commissioning Process sections in Division 1 for the overall system or assembly requirements.
During construction, the CxP verifies that contractor activities such as installation and start-up, testing,
demonstration and training of the Owner’s O&M personnel, and Systems Manual achieve the OPR. Coordi-
Appendix A

nating activities by the contractor in support of the CxP should be specified within the section where the
component is specified if special requirements are necessary. The following are examples of requirements to
include in individual sections:

• Installation and Start-Up. Include requirements for involvement of factory-authorized service repre-
sentative in individual sections and for the completion of construction checklists.
Appendix B

• Testing. Include requirements to support the CxP in verifying test results, ranging from coordinating
testing, to witnessing the test, to using contractor personnel and test equipment to verify the test report.
• Demonstration and Training. Include special requirements unique to the component within its own
section.
• O&M Data. Include unique requirements for the type of information required (e.g., particular require-
ments about parts lists, service schedules, preventive maintenance lists, and emergency operations) for
Appendix B

long-term maintenance of the OPR.

• Each Section. Include reference to the General Requirements—Division 1 section of Construction
Specifications that refers to Commissioning Process activities for system or assembly requirements.
(CSI 2018).

B.6 PROJECT DOCUMENTS, SUBMITTAL REVIEW, AND REPORTS

Appendix B

The following checklists are examples of the requirements and formats for the project review documents. A
copy of the final review reports should be included in the Systems Manual to provide history and background
on the planning, design, and construction of the facility
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 87

The following subsection, adapted from ASHRAE Guideline 1.4 (ASHRAE 2014), provides an example of
how to implement a design and construction review process. It is not intended to be a comprehensive repre-

Chapter 1
sentation or a best practice example. Practitioners applying the Commissioning Process should carefully fol-
low ASHRAE/IES Standard 202, ASHRAE Guideline 0, and other applicable technical information tailored
to their specific projects (ASHRAE 2018a, 2013).

B.6.1 DESIGN SUBMISSIONS

Chapter 2
A critical step in the Commissioning Process is the review of the design submissions from the design profes-
sionals. It is important to remember that the role of the CxP is to verify that the OPR is met and that the sys-
tem is designed in a quality manner. There are three distinct reviews that are completed on a drawing set—
general, coordination, and field-specific. A review of the specifications is also required.
The use of sampling in the design review and the sampling process must be defined in the OPR. The Cx Plan

Chapter 3
can also add requirements and information to the review process and procedures.

General Review
The general steps of completing a drawing review are as follows:

1. Review the OPR. Because the drawing review is to verify the OPR were met, prior to the review, the

Chapter 4
OPR should be reviewed to familiarize the reviewer with the key criteria of the facility.
2. Document the General Review Criteria. The criteria from which to accomplish the general review of
the submission must be documented. The criteria should be based on total quality characteristics and
specific OPR criteria. The general quality characteristics should include items such as the following:
• Continuation of items (ductwork, pipes, walls, electrical wiring, etc.), from page to page
• Labeling, including correct room numbering

Chapter 5
• Details corresponding to actual components
• Schedules of equipment specific to the project, including coordinated tag identification, location,
system(s) served, capacities, electrical characteristics coordinated with electrical drawings, and
additional pertinent data (accessories, special options, weight, etc.)
• All information shown on drawings legible (not hidden by crossing lines or text)
• Design professional’s BoD narrative

Appendix A
• OPR information included on documents
3. Accomplish Quick General Review. The general review is intended to familiarize the reviewer with
the submission. If during this review significant items are identified as poor quality, then the review pro-
cess should be stopped and the design professionals contacted to discuss the quality concerns. If the
general quality is good, move on to the coordination review.

Appendix B
Coordination Review

1. If Sampling Review is Approved, Determine Sampling Areas. For each floor plan area (e.g., if there
are five sheets for each floor, then there are five floor plan areas for each floor), select a single building
area randomly. A simple way to do this is to divide the drawing sheet into 15 squares (5 by 3) and select
square number 3 on the first sheet (area) and then 5, 7, etc., for each remaining area. This selection is
accomplished typically using the architectural sheets. If sampling is not approved, or practical, the Appendix B
entire document should be reviewed.
2. Select Review Samples on Drawings. Using the sampling strategy chosen in step 1, mark the sample
areas to be reviewed on each sheet. This should be accomplished for each trade (landscaping, architec-
tural, structural, plumbing, mechanical, electrical, etc.).
3. Accomplish Coordination Review. For each building area shown on the drawing, compare the squares
between each discipline. The intent of this review is to identify coordination problems with the place-
Appendix B

ment and installation of components. Items of specific interest include:

• Placement of multiple pieces of equipment/components in the same location
• A substantial amount of coordination time can be saved if the Design Team uses computer-
aided design software that readily discovers and coordinates points of collision between build-
 CxBook.book Page 88 Wednesday, December 12, 2018 1:16 PM

88 | Commissioning Stakeholders’ Guide

ing components, plumbing work, sprinkler work, mechanical work, electrical work, and other
components selected for the project.
Chapter 1

• Accessibility to equipment/components for testing, maintenance, and replacement

• Use of consistent terminology (e.g., room numbers)
• Elevations provided where multiple systems are placed in the same area
• Other trade duties clearly identified (e.g., window assemblies, roof drains, electric wiring for HVAC
equipment, holes for sinks)
Chapter 2

• If significant coordination problems are identified, stop the review and contact the design profes-
sionals to discuss. If the coordination is good, continue on with the field-specific review.

Field Specific Review

1. The criteria from which to review the drawings should be based on specific OPR criteria. This typically
Chapter 3

includes items such as accessibility, maintainability, meeting sustainability goals, comfort conditions,
documentation of OPR and BoD, and operating details.
2. Using the strategy chosen in step 1, mark the sample areas to be reviewed.
3. Using the review criteria and the selections, accomplish a detailed review of the drawings. This includes
verifying the specifications match that shown on the drawings (see below for specification review
details).
Chapter 4

4. Review design calculation inputs for matching architectural assumptions and the OPR.
5. Compare calculation results with the total airflow of the diffusers downstream of the air terminal unit
and with the terminal unit schedule.
6. Compare location of air terminal unit with maintenance requirements of the selected make and model
7. Compare air terminal unit location on drawings with requirements in the specifications.
8. Review the OPR for other issues the air terminal unit could affect.
Chapter 5

9. During the review of the drawings, keep detailed notes of problems found or concerns with certain
items. Also, at the end of the review, a general summary of the quality of the drawings should be devel-
oped. A letter detailing the quality of the drawings should then be sent to the design professionals and
the Owner with specific recommendations and directions given.
10. After the drawing review is completed, this detailed notes document should be reviewed and modified to
Appendix A

improve the process for the next time.

Specification Review

1. If Sampling Review is Approved, Determine the Sampling Review Procedure. The purpose of this
review is to determine the general quality of the specifications. During the field specific review, the
actual details are checked. The sampling procedure should check approximately 10% of the specifica-
Appendix B

tions. If sampling is not approved, the entire document should be reviewed.

2. Accomplish General Review. The review should focus on the quality of the specification, specifically:
• Are there extraneous sections that do not pertain to the project (i.e., medical gas in an office build-
ing, 15 types of valves when only 2 are used, etc.)?
• If a manufacturer has been listed, has the designer checked to verify that the OPR are met?
Appendix B

• Are there any “or as equals”? (“As equal” should always be defined.)
• Are the directions clear and concise?
• Are commissioning requirements included?
3. Develop Summary of Review. Develop a summary of the review. If there are problems with the specifi-
cations, contact the design professionals and discuss.
Appendix B

Design Professional Actions

Comments provided by the CxP need to be formally replied to by the design professionals. If systemic issues
are identified during the CxP’s review, the design process should be resolved. Back-checking of the specific
items may be appropriate, but not as the sole means of verifying resolution of the issue.
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 89

Design Review Report

Chapter 1
The design review report should contain the following information:

• Project title, number, and date of review

• Executive summary
• Include a summary of the process used for the review and for processing the comments and
responses.
• List of documents reviewed by title and issue number or date

Chapter 2
• Include a list of all the documents reviewed.
• Issues, comments, and variances from OPR
• Include copies of all reviews, distribution lists, and responses.
• Coordination of drawings and systems
• Include copies of the reviews on drawings and systems coordination.
• Access, constructability, and maintainability questions and recommendations

Chapter 3
• Include copies of the reviews on systems and assemblies access, constructability, and maintainability.

Submittals Review
The review of the manufacturer’s and contractor’s submittals is intended to verify conformance to the project
OPR and gather information for the testing and commissioning of the equipment and system.

Chapter 4
The use of sampling in the submittal review and the sampling process must be defined in the OPR. The
Cx Plan can also add requirements and information to the review process and procedures.
The submittal review report should contain the following information:

• Project title, number, and date of review

• Executive summary

Chapter 5
• Include a summary of the process used for the review and for processing the comments and responses.
• Descriptive outline of submittals reviewed
• Include a list of all the documents reviewed.
• Issues, comments, and variances from OPR
• Include copies of all reviews, distribution lists, and responses.
• Coordination with project systems

Appendix A
• Include copies of the reviews on submittals and systems coordination.
• Conformance to functional requirements and maintainability
• Include copies of the reviews on systems and assemblies access, constructability, and maintainability.

B.7 CONSTRUCTION OBSERVATION, TESTING CHECKLISTS, AND REPORTS

Appendix B
This section is adapted from ASHRAE/ANSI/IES Standard 202 (ASHRAE 2013a).
Testing ensures that systems and assemblies meet the performance criteria for which they were designed.
Test procedures should be repeatable and should provide setup conditions, step-by-step instructions, and
expected or required outcomes. The procedures form or another form should document the test results.
When necessary to verify performance, test procedures must include monitoring performance parameters Appendix B
over time.
Observation focuses mostly on the visual inspection of whether a particular system or assembly is installed
as specified, whether the correct components were selected and installed without damage, and whether the
installation meets the criteria set forth in the OPR in terms of maintainability, access, and the like.
A test is substantially different from an observation in that the function and performance of the system or
Appendix B

assembly, rather than its physical presence, is examined.

Testing for performance frequently means altering the operation of the system or assembly to evaluate
responses against expectations. To clarify the different types of testing that can be employed, the following
definitions may be used:
 CxBook.book Page 90 Wednesday, December 12, 2018 1:16 PM

90 | Commissioning Stakeholders’ Guide

• Performance Test. The process of verifying that a material, product, assembly, or system meets defined
performance criteria. The methods and conditions under which performance is verified are described in
Chapter 1

one or more test protocols.

• Performance Test Protocol. A written collection of tests that, when executed in the test process, allow
verification of the performance of a system or assembly.

B.8 ISSUES AND RESOLUTION LOG

Chapter 2

This section is adapted from ASHRAE/IES Standard 202 and ASHRAE Guideline 0. The issues and resolu-
tion log is the ongoing listing of issues and questions on a project that need to be communicated to the Proj-
ect Team for resolution or action. The issues start during the design phase and continue through operations.
This log is often shown in table format and supplemented with pictures and drawings where necessary.
It is important to include a copy of all the issues and resolution logs in the Systems Manual to provide a his-
Chapter 3

tory and information on the items of concern and problems found during design, construction, testing, and
commissioning of the facility. This information can be used in O&M training and to resolve similar prob-
lems in the operating building.

B.8.1 CONTENTS
The following items can be included in an effective issues and resolution log:
Chapter 4

• Project title
• Project location
• Name of CxP managing issues and resolution log, with email address and phone number
• Issue number, usually sequential
• Issue description sufficient to describe item for all to understand
Chapter 5

• Picture(s) of item if available and appropriate

• Date issue discovered
• Issue found by name
• Effects of issue on project or building operation to relate importance of issue
• Possible cause of issue or problem
• Recommendation for resolution if available
Appendix A

• Person(s) assigned to resolve issue

• Actions taken
• Item disposition
• Approvals of issue resolution

A sample log is included in Table B.11.

Appendix B

B.9 SYSTEMS MANUAL

This section, adapted from ASHRAE/IES Standard 202 and ASHRAE Guideline 1.4 (ASHRAE 2018a,
2013), provides an example of how to implement a Systems Manual system. It is not intended to be a com-
prehensive representation or a best practice example. Practitioners applying the Commissioning Process
Appendix B

should carefully follow ASHRAE/IES Standard 202; ASHRAE Guidelines 0, 1.1, and 1.4 (ASHRAE 2018a,
2014, 2007, 2013); and applicable Cx technical guidelines tailored to their specific projects.
Developing the Systems Manual encompasses gathering all of the information related to the systems, assem-
blies, and the Commissioning Process and incorporating it into a usable information resource, with indexes
and cross-references. This resource should include the final OPR, the BoD, the final Cx Plan, Commission-
ing Process Reports, manufacturer installation manuals, manufacturer O&M manuals, system schematics,
Appendix B

record drawings, and test results. This information is edited and organized to focus on the key systems (roof-
ing, walls, fire alarm, chilled water, hot water, etc.), in the building. Coordination with O&M personnel in
developing standard formats and divisions (shops) should be accomplished to simplify future Systems Man-
ual development.
CxBook.book Page 91 Wednesday, December 12, 2018 1:16 PM

Appendix B—Commissioning Process Documentation: New Construction Checklists | 91

It is the intent that the Systems Manual be assembled in electronic format to facilitate access and reduce stor-
age requirements. The electronic format also reduces the possibility of loss for parts or all of the informa-

Chapter 1
tion. For Systems Manuals assembled in hard copy format, larger documents such as record drawings,
specifications, submittals, and O&M documents can be stored in secure locations with these locations refer-
enced in the Systems Manual.
Also included in the Systems Manual is the development of periodic maintenance and information for inser-
tion into a computer maintenance management system (CMMS), including equipment make and model

Chapter 2
information, checking requirements, maintenance requirements, and troubleshooting items.

B.10 TRAINING PLAN AND RECORDS

Training of O&M personnel as well as occupants for a facility is a critical function that assures the building
operation meets the OPR. Planning for the training process starts at predesign and proceeds through continu-

Chapter 3
ing building operation. For additional information on training building operating personnel, see ASHRAE
Guideline 1.3 (ASHRAE 2018b).

B.11 COMMISSIONING PROCESS REPORTS AND TESTING RECORDS

Commissioning reports include a summary of the Commissioning Process and results including checklists.
These reports establish the actual operating conditions of the commissioned equipment at the end of con-

Chapter 4
struction that serve as a baseline for future maintenance and modifications. These reports are essential for
proper building operation.
Construction checklists consist of two general types, as adapted from ASHRAE Guideline 1.4:

• Component/Equipment Based. These construction checklists are used for components and pieces of

Chapter 5
equipment that are delivered, installed, and started-up during construction. There is an individual check-
list for each individual component or piece of equipment.
• System/Assembly Based. These construction checklists are used for systems and assemblies where
separate checklists cannot be applied to subcomponents of the system or assembly. There is a single
checklist for the entire system, often assembled around the sequence of operation.

Appendix A
For each test procedure, test data records should be developed. Test data records capture test data, observa-
tions, and measurements. Data may be recorded on photographs, forms, or other means appropriate for the
application. The following information should be recorded:

• Test number
• Date and time of test

Appendix B
• Indication of whether the record is for a first test or for a retest following correction of a problem or
issue
• Identification of the system, equipment, or assembly under test (location and the construction document
designation)
• Conditions under which the test was conducted
• Expected performance of the systems and assemblies at each step of the test
• Observed performance of the system, equipment, or assembly at each step of the test Appendix B
• Issue number, if any, generated as a result of the test
• Dated signatures of the person performing the test and of the witness, if applicable

REFERENCES
ASHRAE. 2007. ASHRAE Guideline 1.1, HVAC&R Technical Requirements for the Commissioning Pro-
Appendix B

cess. Atlanta: ASHRAE.

ASHRAE. 2013. ASHRAE Guideline 0, The Commissioning Process. Atlanta: ASHRAE.
ASHRAE. 2014. ASHRAE Guideline 1.4, Procedures for Preparing Facility Systems Manuals. Atlanta:
ASHRAE.
 CxBook.book Page 92 Wednesday, December 12, 2018 1:16 PM

92 | Commissioning Stakeholders’ Guide

ASHRAE. 2018a. ASHRAE/IES Standard 202-2013, Commissioning Process for Buildings and Systems.
Atlanta: ASHRAE.
Chapter 1

ASHRAE. 2018b. ASHRAE Guideline 1.3, Building Operation and Maintenance Training for the HVAC&R
Commissioning Process. Atlanta: ASHRAE.
CSI. 2018. MasterFormat: Master List of Numbers and Titles for the Construction Industry. Alexandria, VA:
Construction Specifications Institute. www.masterformat.com/.
ICC. 2017. 2018 International Energy Conservation Code (IECC). Washington, DC: International Code
Council.
Chapter 2
Chapter 3
Chapter 4
Chapter 5
Appendix A
Appendix B
Appendix B
Appendix B
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 93

Table B.1 Commissioning Documentation

Chapter 1
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: ________________________________________________________________________
Item No. Commissioning Documentation Assigned To Date Completed
1. Owner’s Project Requirements (OPR)

Chapter 2
a. Initial OPR
b. Final revised OPR
2. Commissioning Plan
a. Preliminary Cx Plan (for permit)
b. Final Cx Plan (before start of functional
testing)

Chapter 3
3. Design Base Data
Basis of Design (BoD) (by Design Team)
4. Contractor and Construction Instructions
Plans and commissioning specifications
5. Design Review
Commissioning design documents review,

Chapter 4
report and response
6. Construction Submittal Review
Construction submittal review and report
7. Commissioning Issues and Resolution Log
Completed issues and resolution log
8. Commissioning Testing
Completed commissioning checklists and

Chapter 5
reports
9. Systems Manual
Project documentation and Systems Manual
10. Training Documents
Operations, maintenance, and occupant
training plan and records

Appendix A
11. Commissioning Report
a. Preliminary commissioning report (at time of
final inspection for certificate of occupancy)
b. Final commissioning report (project
commissioning completion)
Commissioning Provider Acknowledgment

Appendix B
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Owner/Owner’s Representative Acknowledgment
The project documents include the items listed on this form and have been approved by the Owner or Owner’s Appendix B
representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
All documents should be retained and included in the Systems Manual and/or final commissioning report.
Appendix B
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94 | Commissioning Stakeholders’ Guide

Table B.2 Owner’s Project Requirements

Chapter 1

Project Name: ________________________________________________________________________________

Project Address: ______________________________________________________________________________
Permit Number: _______________________________________________________________________________
Commissioning Provider #: ______________________________________________________________________
Date Accepted by
Item No. Owner’s Project Requirements Item
Owner
Chapter 2

1. Introduction
Overview of the project and the general reasons the project is being undertaken.
2. Key Requirements
Listing of the key Owner’s requirements that the Commissioning Process will focus on and
that the Owner and Commissioning Team has determined are critical to the success of the
project. Specific systems to be tested and commissioned should be listed.
Chapter 3

3. General Project Description and Functional Uses

The size and scope of the project along with the expected functional uses (spaces) for the
facility are detailed. A short description of each functional use is included to provide the
context in which it was detailed.
4. Occupancy Requirements
Chapter 4

Number of occupants (users and visitors) and the schedule of occupancy, including all
special conditions.
5. Budget Considerations and Limitations
The expected budgetary restrictions and considerations.
6. Performance Criteria and Commissioning
The performance criteria on which the project will be evaluated by the Commissioning Team
Chapter 5

are included in this section. Each system and assembly performance criterion for
commissioned systems should be measurable and verifiable. Include subsections as
appropriate to organize and explain the criteria.
7. Building Occupant and O&M Personnel Training
The orientation and training of O&M personnel and occupants is critical to efficient long-
term facility operation. Training requirements and formats should be listed as well as the
Appendix A

records required.
8. Documentation Requirements
The project and commissioning documentation and formats required and specified
including: BoD, specifications, Cx Plans, design and submittal review procedures, testing
checklists, Systems Manual, training plans, and commissioning reports with record
documents.
Appendix B

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: ______________________________________________________________ Date: ________________
Appendix B

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: ______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: ______________________________________________________________________________
Appendix B

Signature: ______________________________________________________________ Date: ________________

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Appendix B—Commissioning Process Documentation: New Construction Checklists | 95

Table B.3 Preliminary Commissioning Plan

Chapter 1
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Item No. Preliminary Commissioning Plan Items Included? Y/N

Chapter 2
1. General Project Information
Overview of the Commissioning Process and goals developed specifically for each phase of the
project, from design through occupancy and operations.
2. Roles and Responsibilities
General roles and responsibilities for the Commissioning and Construction Teams throughout the
project. The responsibilities delineate the duties of the CxPs, commissioning specialists,

Chapter 3
inspectors, contractors, suppliers, and other agencies. The details and specific assignments will
be updated in the final Cx Plan.
3. Communication Channels
Documentation of general communication channels including the distribution of the Cx Plan and
documentation during the design and construction processes. This includes the development and
use of the issues and resolution log and a preliminary listing of required reports including format,
reviews and approvals.

Chapter 4
4. Documentation and Submittal Review
Project construction design documentation review and submittal evaluation procedures and
reports in accordance with the OPR.
5. Commissioning Process Activities
General description of Commissioning Process Activities and a preliminary schedule of activities.

Chapter 5
6. Commissioned Systems and Assemblies
The list of operations, systems, and assemblies that will be commissioned and/or inspected.
Performance criteria should be included when available and where not shown on the construction
documents.
7. Checklists, Forms, Logs, and Reports
Preliminary format for commissioning checklists and testing forms, as well as Commissioning

Appendix A
Progress Reports that will be used during the project to communicate and track commissioning
information.
8. Systems Manual, Training Plans, and Final Commissioning Report
Guidelines and formats that will be used to develop the Systems Manual, training plans, and final
commissioning report.

Appendix B
9. Resolution Process
The framework for procedures to follow whenever Commissioning Process evaluation results do
not meet the OPR or the construction document requirements.
Commissioning Provider Acknowledgment
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________ Appendix B
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Owner/Owner’s Representative Acknowledgment
The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
Appendix B

 Owner  Owner’s Representative

Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
This checklist is intended for plan verification for preconstruction and permit application where required.
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96 | Commissioning Stakeholders’ Guide

Table B.4 Final Commissioning Plan

Chapter 1

Project Name: _________________________________________________________________________________

Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Item No. Final Commissioning Plan Items Included? Y/N
1 General Project Information
Chapter 2

Update the overview of the Commissioning Process and goals developed specifically for each
phase of the project if changes are necessary.
2 Roles and Responsibilities
Update the roles and responsibilities for the Commissioning and Construction Teams. The
responsibilities must delineate the names and detailed duties of the CxPs, specialists, inspectors,
contractors, suppliers, and other agencies.
Chapter 3

3 Communication Channels
Update the documentation and communication channels, including the distribution of the Cx Plan
during the construction process, with specific assignments.
4 Documentation and Submittal Review
Update and expand the detailed description of Commissioning Process Activities, the schedule of
activities, and the list of operations, systems, and assemblies that will be commissioned or
Chapter 4

inspected. Evaluation procedures and performance criteria shall be included for all commissioned
systems and assemblies.
5 Systems Manual and Training Plans
Update the requirements and assign responsibilities for the Systems Manual and training plans.
6 Checklists, Forms, Logs, and Reports Formats
Update the listings and formats for Commissioning Process evaluation checklists, testing forms,
Chapter 5

issues and resolution log, and Commissioning Progress Reports.

7 Construction Testing Checklists, Forms, Logs, and Reports
After final equipment selection and approval and before installation, detailed testing procedures
and checklists for installation observation, functional testing, and performance testing for all
commissioned systems and assemblies should be developed and included in the final Cx Plan.
Conditions under which the testing will be performed should be included where relevant.
Appendix A

Verification of sequences of operation should be included.

8 Resolution Process
Update the procedures to follow whenever Commissioning Process evaluation does not meet the
OPR or construction document requirements.
9 Occupancy and Operation
Provide a general description of Commissioning Process Activities that will occur during initial
Appendix B

occupancy and operations.

Commissioning Provider Acknowledgment
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Appendix B

Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment
The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Appendix B

Company Name: _______________________________________________________________________________

Signature: ______________________________________________________________ Date: _________________
The final commissioning plan checklist is intended for plan verification prior to final project testing and commissioning. This checklist is a summary of the preliminary
plan and all the changes and additions to include the final testing plan, verification checklists, functional checklists, and performance checklists.
CxBook.book Page 97 Wednesday, December 12, 2018 1:16 PM

Appendix B—Commissioning Process Documentation: New Construction Checklists | 97

Chapter 1
Table B.5 Basis of Design
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________

Chapter 2
Item No. Basis of Design Items Included? Y/N
1. Technical Approach
Description in detail of the Design Team’s technical approach to each of the Owner’s
requirements.
2. Review

Chapter 3
Platform for the review of the design and changes as the project progresses.
3. Codes and Commissioning
Coordination of applicable technical and code requirements as well as the commissioning
requirements.
4. Assumptions

Chapter 4
Design criteria and design assumptions in agreement with the OPR.
5. Sustainability and Related Criteria
Requirements for sustainable design and other certifications when required.
6. Maintenance and Training
Requirements that systems, assemblies, and equipment be located and installed to be

Chapter 5
commissionable and maintainable and that training be provided to operations and maintenance
staff

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________

Appendix A
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:

Appendix B
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________

Appendix B
Appendix B
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98 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.6 Commissioning Specifications in Construction Documents

Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Chapter 2

Item No. Specification Items Included? Y/N

1 General Project Specification Information
Commissioning specifications developed for all systems and assemblies being commissioned and
included in the construction documents.
2 Commissioning Roles and Responsibilities
Chapter 3

Roles and responsibilities, communication requirements, issue resolution, and meetings and
schedules.
3 Systems to be Commissioned and Documentation Process
Documentation development and application and control requirements, including commissioning
checklists and Systems Manual production and use.
Chapter 4

4 Commissioning Team Contract Requirements

Applicable Commissioning Process specifications and requirements that should be included in all
contracts with contractors, subcontractors, suppliers, service providers, and manufacturers for
systems and assemblies being commissioned.
5 Contractor-Provided Documentation
Requirements for contractors, subcontractors, suppliers, service providers, and manufacturers to
Chapter 5

provide the required documentation as defined in the contract documents and Cx Plan.

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Appendix A

Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
Appendix B

 Owner  Owner’s Representative

Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Appendix B
Appendix B
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 99

Chapter 1
Table B.7 Design Review Commissioning
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________

Chapter 2
Item No. Design Review Commissioning Items Included? Y/N
1 General Project Information
The CxP must provide a design review commissioning report with comments, questions, and
observations to the Owner and Design Teams for compliance with the OPR. This design review
commissioning should not be considered a design review, design review code, or regulatory
document.

Chapter 3
2 Design Review Response
The Design Team, Owner, and/or other responsible party should respond to the CxP design
review commissioning report with necessary answers and document modifications for the project.
3 Documentation
A copy of the design review commissioning report(s) and response will be included in the final

Chapter 4
commissioning report.

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________

Chapter 5
Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________

Appendix A
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________

Appendix B
Appendix B
Appendix B
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100 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.8 Commissioning Submittal Review

Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Chapter 2

Item No. Commissioning Submittal Review Items Included? Y/N

1 General Project Submittal Information
The CxP should identify construction submittals to be provided by the Contractor for the systems
being commissioned. The CxP will review the construction submittals concurrently with the
designers and provide comments to the designer.
Chapter 3

2 Submittal Review Response

The designer should consider the CxP’s comments and provide direction to the contractor in
accordance with the designer’s best professional judgment and provide a copy to the CxP.
3 Systems to be Commissioned and Documentation Process
The submittal review report should include a listing of the submittals reviewed, the date reviewed,
and a summary of the submitted equipment/materials properties that appear not to meet the OPR.
Chapter 4

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Chapter 5

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Appendix A

Company Name: _______________________________________________________________________________

Signature: ______________________________________________________________ Date: _________________
Appendix B
Appendix B
Appendix B
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 101

Chapter 1
Table B.9 Commissioning Observation and Testing Report
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Item No. Commissioning Testing Items Included? Y/N

Chapter 2
1. General Project Information
The systems and assemblies identified in the OPR and Cx Plan must be confirmed to comply with
the contract documents.
2. Checklists and Procedures
Checklists and test procedures with necessary report forms should be developed before
equipment or assembly installation. All completed checklists and test reports should be included in

Chapter 3
the final commissioning report.
Project-specific construction checklists and commissioning testing procedures should be
established for review by Owner and appropriate team members.
The test procedures should list the entity responsible for executing each test.
Whenever a test data result is required for a specific system or assembly, there will be an item in
the associated construction checklist for the test data to be submitted to the CxP.

Chapter 4
3. Testing Process
There should be a uniform and effective process for documentation of testing to provide
commissioning testing of and interaction between commissioned equipment, systems, and
assemblies. The Commissioning Team will refer to applicable commissioning technical resources
tailored to their specific projects.
4. Testing Information

Chapter 5
Vital information on the equipment or materials supplied should be included. Information should
detail what equipment/material was specified and submitted. What was actually delivered on the
site must be documented and verified.
The condition of the equipment at the time it is delivered at the site and prior to its installation
should be included.
Proper installation of the systems and assemblies should be included. Evaluation should focus on

Appendix A
the physical installation of the systems and assemblies, on their ability to meet the contract
documents requirements, and on accessibility for commissioning, testing, and maintenance
operations.
Testing procedures, conditions and successful commissioning testing results of systems and
assemblies should be included.
Completed test reports including checklists and test procedures shall be submitted to the Project

Appendix B
Team for review and to the CxP for evaluation and inclusion in the commissioning report.
Commissioning Provider Acknowledgment
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________ Appendix B
Owner/Owner’s Representative Acknowledgment
The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Appendix B

Signature: ______________________________________________________________ Date: _________________

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102 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.10 Equipment and Assemblies Tested

Page/Tab Number in
Report No. System/Equipment Tested Report Date
Commissioning Report
Chapter 2
Chapter 3
Chapter 4
Chapter 5
Appendix A
Appendix B
Appendix B
Appendix B
CxBook.book Page 103 Wednesday, December 12, 2018 1:16 PM

Table B.11 Sample Commissioning Issues and Resolution Log

Attach additional pages as necessary for issues requiring more Prepared by: Initiated: Date Updated:
explanation and tracking.
Date Found Possible Actions Resolution/
No. Issue Effects Picture Recommendations
Found By Cause Taken Answer By
Appendix B—Commissioning Process Documentation: New Construction Checklists | 103

Appendix B
 CxBook.book Page 104 Wednesday, December 12, 2018 1:16 PM

104 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.12 Commissioning Issues and Resolution Log

Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Chapter 2

Item No. Commissioning Issues and Resolution Log Items Included? Y/N
1. General Project Information
All open and continuing items, with status and responsible person or organization for resolution.
2. Checklists and Procedures
Procedures to maintain the log throughout the project until all issues are resolved or accepted by
Chapter 3

the Owner.
3. Distribution
Procedures to distribute the log to the Commissioning Team at intervals prescribed in the Cx Plan.

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Chapter 4

Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
Chapter 5

representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Appendix A
Appendix B
Appendix B
Appendix B
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Appendix B—Commissioning Process Documentation: New Construction Checklists | 105

Chapter 1
Table B.13 Systems Manual
Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________

Chapter 2
Item No. Systems Manual Items Included? Y/N
1. Project Requirements
OPR and BoD available for the project.
2. Construction Documents
Construction record documents including record plans, specifications, and approved submittals.

Chapter 3
3. Systems and Assemblies Information
Facility, systems, and assemblies information including:
• Manufacturer’s operation and maintenance data for installed equipment systems and
assemblies, including wiring diagrams and schematics
• Warranties and certificate of occupancy
• Contractor, supplier, or service agency listing and contact information

Chapter 4
4. Operation Information
A Facility Guide, including an operating plan, building and equipment operating schedules, set
points and ranges, verified sequences of operation, system and equipment limitations, and
emergency procedures.
5. Training

Chapter 5
Training plans, materials, and records should be provided.
6. Commissioning Report
Final commissioning report.

Commissioning Provider Acknowledgment

Appendix A
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

Appendix B
The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Appendix B
Appendix B
 CxBook.book Page 106 Wednesday, December 12, 2018 1:16 PM

106 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.14 Training Plan

Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Chapter 2

Item No. Training Items Included? Y/N

1. General Training Information
Outline of instructional topics related to the systems, subsystems, equipment, and assemblies.
These topics should address the design, construction, operation, and maintenance of
commissioned systems, assemblies, and equipment. A review and utilization of the Systems
Manual should be included.
Chapter 3

2. Objectives and Methods

Learning objectives and training delivery methods, locations and duration for each instructional
topic in conformance to the OPR and Commissioning Plan.
3. Materials and Records
Training materials and instructor requirements to be employed during the instructional process.
Chapter 4

Training report, records, and recording requirements.

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Chapter 5

Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
Appendix A

 Owner  Owner’s Representative

Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Appendix B
Appendix B
Appendix B
CxBook.book Page 107 Wednesday, December 12, 2018 1:16 PM

Appendix B—Commissioning Process Documentation: New Construction Checklists | 107

Chapter 1
Table B.15 Commissioning Documentation for Final Inspection and Certificate of Occupancy
Project Name: ________________________________________________________________________________
Project Address: ________________________________________ Permit or Project Number: ________________
Commissioning Provider: _______________________________________________________________________
Company/CxP Address: ________________________________________________________________________
CxP Phone Number:______________________________________ CxP Email Address: ____________________

Chapter 2
CxP Certification (if required): ____________________________________________________________________
Item No. Commissioning Documentation Approval/CxP Initial
1 Project Requirements
Project requirements and design of equipment and systems requirements included in
project documents.

Chapter 3
2 Commissioning Plan
Cx Plan with checklists completed before start of functional testing and used on project.
3 Contractor and Construction Instructions
Project plans and commissioning specifications were used on the project.

Chapter 4
4 Design and Construction Submittal Review
Design documents review and construction submittal review and reports completed.
5 Commissioning Issues and Resolution Log
Issues and resolution log completed up to time of final inspection with open items shown.
6 Commissioning Testing

Chapter 5
Commissioning checklists completed up to time of final inspection.
7 Systems Manual
Project documentation and Systems Manual assembled with available information for use
in training program before occupancy.

Appendix A
8 Training Documents
Operations, maintenance, and occupant training plans completed for initial training.
9 Commissioning Report
Preliminary commissioning report with plans for project completion available (at time of final
inspection for certificate of occupancy) and submitted to authority having jurisdiction if required.

Appendix B
Commissioning Provider Acknowledgment
I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: ______________________________________________________________________________________
Company Name: ______________________________________________________________________________
Signature: ______________________________________________________________ Date: ________________
Appendix B
Owner/Owner’s Representative Acknowledgment
The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: ______________________________________________________________________________________
 Owner  Owner’s Representative
Company Name: ______________________________________________________________________________
Appendix B

Signature: ______________________________________________________________ Date: ________________

This checklist is a guide for collecting the information associated with the Commissioning Process Activities up to the time of final or certificate of occupancy
inspection for IECC (ICC 2017). All documents should be retained and included in the Systems Manual and/or final commissioning report. The recommended con-
tents for the commissioning documents listed are shown in other sections of this guide.
 CxBook.book Page 108 Wednesday, December 12, 2018 1:16 PM

108 | Commissioning Stakeholders’ Guide

Chapter 1

Table B.16 Final Commissioning Report

Project Name: _________________________________________________________________________________
Project Address: _______________________________________________________________________________
Permit Number: ________________________________________________________________________________
Commissioning Provider #: _______________________________________________________________________
Chapter 2

Item No. Commissioning Report Items Included? Y/N

1. Commissioning Scope
Documentation of the commissioning activities included in the Cx Plan required by adopted codes
and the OPR, including delayed testing.
2. Commissioning Plan
Chapter 3

A copy of the final Cx Plan, including functional and performance test procedures used during the
Commissioning Process and measurable criteria for test acceptance.
3. Design Documents and Reviews
A copy of the final OPR, BoD, and design and submittal reviews as required by the Cx Plan. As an
alternative, the copies of the OPR and BoD may be omitted from the commissioning report if
included in the systems manual.
Chapter 4

4. System Evaluations
The results of all evaluations, start-up data, functional and performance tests, and reports by
suppliers, contractors, inspectors, and CxPs.
5. Reports
Chapter 5

Reports demonstrating compliance with the requirements of the OPR and design documents.
6. Issues and Resolution
Issues and resolution log and disposition of all deficiencies found during testing, including details
of corrective measures used or proposed.
7. Open Items
Appendix A

A resolution plan approved by the Owner or the Owner’s representative identifying the deferred
tests and issues that are unresolved or incomplete and any required conditions for completion.

Commissioning Provider Acknowledgment

I have reviewed the documents and verified that they meet the Owner’s Project Requirements:
Name: _______________________________________________________________________________________
Company Name: _______________________________________________________________________________
Appendix B

Signature: ______________________________________________________________ Date: _________________

Owner/Owner’s Representative Acknowledgment

The project documents include the items listed on this form and have been approved by the Owner or Owner’s
representative:
Name: _______________________________________________________________________________________
Appendix B

 Owner  Owner’s Representative

Company Name: _______________________________________________________________________________
Signature: ______________________________________________________________ Date: _________________
Commissioning activities and documentation developed after certificate of occupancy inspection should be included in the Systems Manual, and the final commission-
ing report should be provided to the Owner or Owner’s representative and, if requested, to the authority having jurisdiction.
Appendix B
 Commissioning Stakeholders Guide.pdf 1 12/3/2018 11:35:05 AM

Guidance for Every Step and Stakeholder

COMMISSIONING
DESIGNERS OPERATORS
OWNERS ARCHITECTS
STAKEHOLDERS’ GUIDE

COMMISSIONING STAKEHOLDERS’ GUIDE | KETTLER

The Commissioning Stakeholders’ Guide, copublished by ASHRAE, a leader in the
sustainable built environment, and BCxA, the authority on building commissioning, provides
information distilled from all the major sources on commissioning in one convenient

MANUFACTURERS
package.

For every stakeholder and through every step in the commissioning process, this guide
provides best practices knowledge and concise requirements for new construction
commissioning. Each facet of the commissioning process is outlined, from project initiation

OPERATORS
to the final commissioning report, with each role, from the owner to the design team to the
commissioning provider, defined in the most up-to-date and industry-standard language.
System types covered include those found in commercial, medical, industrial, and education
facilities.
DESIGNERS
The guide also features more than 50 checklists designed to aid various professionals in
carrying out commissioning tasks. These checklists are also available for download from a
supplementary website. OWNERS ARCHITECTS
MANUFACTURERS
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Designed to complement and enhance ASHRAE Guideline 0, ANSI/ASHRAE/IES Standard
M
202, and other commissioning-focused consensus documents and standards, this guide is
Y
a practical and applicable resource for everyone with a vested interest in commissioning.
CM

This guide is suitable for the following stakeholders:

OPERATORS
MY

DESIGNERS
CY

CMY
Building owners, managers, Engineers
K
developers, and operators Construction managers

OWNERS
Maintenance personnel Contractors and subcontractors

ARCHITECTS
Project and program managers Manufacturers
Elected and administrative officials Suppliers
Building officials Installers
Code and standards developers Commissioning providers
Architects ...among others

978-1-947192-05-8 (paperback)
978-1-947192-06-5 (PDF)

1791 Tullie Circle

Atlanta, GA 30329-2305
Gerald J. Kettler
404.636.8400 (worldwide) 9 781947
CCP, CIAQM, TBE, BEAP, REM, CEM
192058
www.ashrae.org Product code: 90307 12/18