# Building Commissioning

## Commissioning Overview

### Commissioning Levels
| Level | Scope | Description |
|-------|-------|-------------|
| Fundamental (ASHRAE 90.1) | HVAC controls, lighting controls | Code minimum |
| Enhanced (LEED) | Above + envelope, renewables | LEED requirement |
| Total Building | All systems | Full performance |
| Ongoing | Continuous monitoring | Continuous Cx |

### Project Phases
| Phase | Activities |
|-------|------------|
| Pre-Design | Owner's Project Requirements (OPR) |
| Design | Basis of Design (BOD), design reviews |
| Construction | Submittal review, installation verification |
| Acceptance | Functional testing, training |
| Post-Occupancy | Seasonal testing, warranty support |

### Key Documents
| Document | Purpose | Author |
|----------|---------|--------|
| OPR | Owner's requirements | Owner/CxA |
| BOD | Design response to OPR | Design team |
| Cx Plan | Cx activities and schedule | CxA |
| Cx Specifications | Contractor requirements | CxA |
| Issues Log | Track deficiencies | CxA |
| Final Report | Summary and documentation | CxA |

---

## Owner's Project Requirements (OPR)

### Typical Contents
| Section | Elements |
|---------|----------|
| Project description | Building type, size, use |
| Occupancy | Number, schedule, special needs |
| Environmental | Temperature, humidity, ventilation |
| Energy | Targets, utility rates |
| Indoor environment | Air quality, acoustics, lighting |
| Reliability | Redundancy, backup power |
| Maintenance | Access, staffing, capabilities |
| Durability | Service life expectations |

### Performance Criteria
| System | Typical Criteria |
|--------|------------------|
| Temperature | 72°F ± 2°F |
| Humidity | 30-60% RH |
| Ventilation | ASHRAE 62.1 minimum |
| Lighting | Per space type |
| Acoustics | NC-35 to NC-45 |
| Energy | Target EUI |

---

## Basis of Design (BOD)

### Required Content
| Section | Description |
|---------|-------------|
| System descriptions | How design meets OPR |
| Load calculations | Heating, cooling, ventilation |
| Equipment selections | Capacity, efficiency |
| Control sequences | Operating logic |
| Energy modeling | Predicted performance |
| Assumptions | Design conditions |

### System Narratives
| System | Include |
|--------|---------|
| HVAC | Equipment, distribution, controls |
| Plumbing | Fixtures, water heating, specialty |
| Electrical | Power, lighting, controls |
| Fire protection | Suppression, detection |
| Envelope | Assembly, insulation, air barrier |

---

## Design Phase Commissioning

### Design Reviews
| Review | Phase | Focus |
|--------|-------|-------|
| OPR Review | Pre-Design | Requirements complete |
| BOD Review | SD | Design approach |
| 50% CD Review | DD | Systems coordination |
| 90% CD Review | CD | Constructability |
| Back-Check | Final | Issues resolved |

### Review Checklist
| Item | Check |
|------|-------|
| Control sequences | Complete, clear |
| Test procedures | Written, achievable |
| Coordination | MEP, structural, arch |
| Accessibility | Maintenance access |
| Documentation | O&M requirements |

### Specifications Review
| Section | Verify |
|---------|--------|
| Commissioning section | Complete, correct |
| Equipment schedules | Cx requirements included |
| Control sequences | Match BOD |
| Documentation | Submittals listed |
| Training | Requirements clear |

---

## Construction Phase Commissioning

### Submittal Review
| Item | Review For |
|------|------------|
| Equipment | Capacity, efficiency, features |
| Controls | Compatibility, points list |
| TAB contractor | Qualifications, procedures |
| O&M manuals | Content requirements |
| Training materials | Coverage, quality |

### Installation Verification
| Activity | Timing |
|----------|--------|
| Pre-functional checklist | Before startup |
| Equipment installation | During installation |
| Ductwork inspection | Before cover-up |
| Piping inspection | Before insulation |
| Controls installation | Before testing |

### Pre-Functional Checklists
| System | Items |
|--------|-------|
| AHU | Mounting, connections, access |
| VAV | Box size, dampers, sensors |
| Pumps | Alignment, isolation, strainers |
| Boiler | Venting, piping, controls |
| Chiller | Piping, electrical, safety |

### Issues Log
| Field | Content |
|-------|---------|
| Issue number | Sequential |
| Date identified | When found |
| Location | Building, floor, room |
| Description | What's wrong |
| Responsible party | Who fixes |
| Due date | When to fix |
| Status | Open, closed |
| Resolution | How fixed |

---

## Functional Performance Testing

### Test Procedures
| Element | Include |
|---------|---------|
| Objective | What is being tested |
| Prerequisites | What must be done first |
| Equipment | What is needed |
| Procedure | Step-by-step instructions |
| Expected results | Pass/fail criteria |
| Actual results | Space for recording |

### HVAC Testing
| Test | Verifies |
|------|----------|
| Heating mode | Capacity, staging, temps |
| Cooling mode | Capacity, staging, temps |
| Economizer | Changeover, dampers |
| Night setback | Schedules, setpoints |
| Morning warmup | Capacity, timing |
| Supply air reset | Response to load |
| Static pressure reset | Response to load |
| Alarms | All points, notifications |

### Control Sequences
| Sequence | Test |
|----------|------|
| Occupied/unoccupied | Schedules, overrides |
| Setpoint reset | Load response |
| Staging | Lead/lag, rotation |
| Safeties | High limit, freeze, smoke |
| Interlocks | Equipment coordination |
| Optimization | Start/stop, economizer |

### TAB Verification
| Item | Verify |
|------|--------|
| Air balance | CFM at terminals |
| Water balance | GPM at equipment |
| Pressure | Static, differential |
| Temperature | Rise/drop |
| Sound | NC levels |

---

## Specific System Testing

### Air Handling Units
| Test | Purpose |
|------|---------|
| Fan operation | Speed, current, VFD |
| Damper operation | OA, RA, EA stroke |
| Coil performance | Delta-T, capacity |
| Filter pressure | Clean, loaded |
| Humidity | Addition, removal |
| Economizer | High limit, changeover |

### Variable Air Volume (VAV)
| Test | Purpose |
|------|---------|
| Box sizing | Design vs actual |
| Minimum airflow | Ventilation |
| Maximum airflow | Cooling capacity |
| Heating | Reheat capacity |
| Damper operation | Stroke, leakage |
| Controls | Response, stability |

### Chillers
| Test | Purpose |
|------|---------|
| Capacity | Design load |
| Efficiency | kW/ton |
| Staging | Lead/lag, rotation |
| Safeties | Low flow, freeze |
| Controls | Setpoint, reset |

### Boilers
| Test | Purpose |
|------|---------|
| Capacity | Design load |
| Efficiency | Input/output |
| Staging | Firing rate, rotation |
| Safeties | High limit, flame |
| Controls | Setpoint, reset |

### Pumps
| Test | Purpose |
|------|---------|
| Flow | Design GPM |
| Head | Design PSI |
| VFD operation | Speed range |
| Safeties | Low flow, overload |
| Staging | Lead/lag, rotation |

---

## Lighting Controls

### Testing Requirements
| Test | Purpose |
|------|---------|
| Scheduling | Occupied/unoccupied |
| Daylight sensing | Dimming response |
| Occupancy sensing | Timeout, coverage |
| Manual overrides | Local control |
| Emergency | Exit, egress paths |

### Verification Points
| Point | Verify |
|-------|--------|
| Sensor coverage | All areas detected |
| Time delays | Per specification |
| Lighting levels | Per design |
| Integration | With BAS, other systems |
| Override duration | Returns to schedule |

---

## Building Envelope

### Testing Methods
| Test | Purpose |
|------|---------|
| Blower door | Air tightness |
| Tracer gas | Air leakage location |
| Infrared | Thermal bridging |
| Water test | Window, wall leaks |
| Visual | Workmanship |

### Acceptance Criteria
| Metric | Target |
|--------|--------|
| Air leakage | 0.25-0.40 CFM/SF @ 75 Pa |
| Thermal performance | Per assembly design |
| Water resistance | No leakage |
| Condensation | None at design conditions |

---

## Documentation

### Required Deliverables
| Document | Content |
|----------|---------|
| Final Cx Report | Summary, findings, recommendations |
| Systems Manual | Operating procedures |
| Training records | Attendance, content |
| O&M manuals | Complete, organized |
| As-built drawings | Accurate, complete |
| Test reports | All test results |
| Issues log | Final, closed-out |

### Systems Manual Contents
| Section | Content |
|---------|---------|
| Site information | Location, access, contacts |
| System descriptions | Narrative for each |
| Control sequences | Full written sequences |
| Setpoints | All operating parameters |
| Schedules | Operating hours |
| Maintenance | Requirements, procedures |
| Troubleshooting | Common issues, solutions |

---

## Training

### Training Requirements
| Audience | Topics |
|----------|--------|
| Operators | Day-to-day operation |
| Maintenance | Preventive maintenance |
| Management | Energy, performance |

### Training Documentation
| Item | Required |
|------|----------|
| Agenda | Topics, duration |
| Attendance | Sign-in sheets |
| Materials | Handouts, presentations |
| Videos | As-recorded training |
| Follow-up | Contact information |

### Training Topics by System
| System | Cover |
|--------|-------|
| HVAC | Operation, sequences, alarms |
| Controls | BAS navigation, graphics |
| Lighting | Scheduling, overrides |
| Fire alarm | Testing, response |
| Plumbing | Equipment, backflow |

---

## Seasonal and Ongoing Commissioning

### Seasonal Testing
| Season | Tests |
|--------|-------|
| Heating season | Heating capacity, economizer lockout |
| Cooling season | Cooling capacity, economizer |
| Transition | Changeover, deadband |

### Monitoring
| System | Monitor |
|--------|---------|
| Energy | Utility bills, submeters |
| Comfort | Complaints, temperatures |
| Equipment | Run hours, alarms |
| Efficiency | kW/ton, Btu/SF |

### Re-Commissioning Triggers
| Trigger | Action |
|---------|--------|
| Comfort complaints | Investigate, test |
| Energy increase | Analyze, diagnose |
| Equipment change | Re-test |
| Occupancy change | Verify ventilation |
| 3-5 years | Full re-Cx |

---

## LEED Commissioning

### Fundamental Commissioning (Prerequisite)
| Requirement | Description |
|-------------|-------------|
| CxA | Designated commissioning authority |
| OPR and BOD | Document requirements |
| Cx Plan | Activities and schedule |
| Verification | Design and installation |
| Testing | Functional performance |
| Report | Final Cx report |

### Enhanced Commissioning (Points)
| Additional | Description |
|------------|-------------|
| Independent CxA | Not on design team |
| Design reviews | At least 2 |
| Seasonal testing | Heating and cooling |
| Manual | Systems manual |
| Ongoing Cx | Plan for future |

### Systems Covered
| Fundamental | Enhanced |
|-------------|----------|
| HVAC systems | Envelope |
| HVAC controls | Renewables |
| Lighting controls | Domestic hot water |
| Hot water systems | - |

---

## Retro-Commissioning

### Investigation Phase
| Activity | Purpose |
|----------|---------|
| Utility analysis | Baseline energy use |
| Document review | Original design intent |
| Staff interviews | Operational issues |
| Site survey | Current conditions |
| Trending | BAS data analysis |

### Common Findings
| Issue | Impact |
|-------|--------|
| Schedules wrong | Energy waste |
| Setpoints drifted | Comfort, energy |
| Sensors failed | Control accuracy |
| Dampers stuck | Ventilation, energy |
| Sequences changed | Performance degradation |

### Implementation
| Priority | Action |
|----------|--------|
| High | No/low cost, high impact |
| Medium | Low cost, medium impact |
| Low | Capital, future budget |

### Payback Metrics
| Metric | Typical |
|--------|---------|
| Simple payback | 1-3 years |
| Energy savings | 5-15% |
| Comfort improvement | Significant |
| Equipment life | Extended |
