Commissioning
What is Commissioning?
Commissioning is a process that involves planning, documentation, testing, adjusting, verifying, and training to ensure a facility operates as a fully functional system per the Owner’s Project Requirements. Its goal is to improve project quality, energy efficiency, and cost-effectiveness. Early involvement of a Commissioning Provider can influence corrections without increased costs later. Demand for commissioning services is increasing due to the need for functional, efficient, and cost-effective projects. Commissioning is required for LEED Certified projects, and it helps achieve project goals through third-party oversight of project delivery.
What are the different types of commissioning for LEED?
- Fundamental commissioning The LEED rating system requires that all new construction be commissioned. The type of commissioning required is called Fundamental Commissioning (a LEED Prerequisite which is mandatory).
- Enhanced commissioning Enhanced Commissioning requires that the Cx Agent is engaged early in the design process, which ensures that efficiency recommendations can be incorporated into the building’s design.
Benefits of commissioning
Commissioning is a quality-assurance process that is applied to systems to prove that performance meets a specification. Commissioning has a long history going back to analog technologies (its origins are in shipbuilding), but digital control of building systems makes it even more crucial today. Computer control of building systems means that it is impossible to see by observation if HVAC and other systems have been programmed correctly. Are sensors sensing what they are supposed to? Testing and documenting is the only way to confirm the operation and performance of today’s buildings.
Commissioning (Cx) verifies that the building’s systems operate as intended and according to the owner’s requirements as set forth in project documents. Commissioning helps fill the gap between the design team, whose members usually aren’t responsible for checking minor construction details, and subcontractors, who may inadvertently err on key items like fan power settings or sensor locations or program codes. The commissioning agent (CxA) also provides the owner with the expert oversight of an engineer or highly experienced technician.
Which systems must be commissioned?
- Mechanical – including heating, ventilation, air conditioning, and refrigeration, plus associated controls
- Electrical – including lighting and controls, daylighting, service, and distribution, plus associated controls
- Plumbing – including domestic hot water systems, pumps, and controls
- Renewable energy systems
When to engage a commissioning agent
The CxA is responsible for developing a Current Facilities Requirements (CFR) document and Operations and Maintenance (O&M) plan. The CFR and O&M plan serve as a reference for the owner and the building operating personnel throughout occupancy, providing a comprehensive source of information that can be used to diagnose whether a system is operating to its intended settings. See the Reference Guide for the items that must be addressed in the CFR and O&M plan.
Scope of Work for LEED Fundamental Commissioning
Predesign
- Owner develops Owner’s Project Requirements (OPR)
- OPR must include requirements for the Building Enclosure
Schematic Design
- Design team develops Basis of Design (BOD)
- The BOD must respond and describe how the Building Enclosure meets the OPR
Design Development
- Owner designates CxA by the end of the design development phase, sooner if possible
- Owner and Design Team designate the CxA for the Building Enclosure (BE CxA)
- CxA reviews OPR and BOD
- BE CxA reviews OPR and BOD
- CxA conducts commissioning review of design drawings
- BE CxA conducts review of design drawings
- CxA develops initial commissioning plan
- BE CxA assists in developing commissioning plan
- Owner and Design Team update OPR and BOD as necessary
Construction Documents
- Project team incorporates commissioning requirements into construction documents
- Construction and Installation
- CxA verifies the installation and performance of commissioned systems
- CxA performs systems functional performance testing
Occupancy and Operation
- CxA develops final commissioning report
- CxA compiles Current Facilities Requirements (CFR) and Operation and Maintenance (O&M) Manual
Other types of commissioning
- Retro-Commissioning (RCx) Retro-Commissioning applies the Commissioning Process to previously uncommissioned buildings, identifying and solving design or construction deficiencies that impede energy efficiency.
- Recommissioning Re-commissioning refers to the application of the Commissioning Process to projects that have previously undergone commissioning.