CUSTOMER:

[customer name]
PROJECT:

[project name]

Commissioning & Testing Manual

BY:
[DDC Control Company Name]

[ date ]

Building Management System

Table of Contents
Testing & Commissioning Manual
1.

BASE OVERVIEW
Page:
1.1 T&C Organization Chart............................................. 1
1.2 Basewide Network Overview ..................................... 2
1.3 BMS Execution Flowchart .......................................... 3
1.4 DDC Panel Test Flowchart ........................................ 4
1.5 BMS Test Flowchart................................................... 5
1.6 Basewide I/O Point Summary .................................... 6

2.

DDC PANEL/VAV TEST & COMISSIONING

Page:
1.1 Electrical-Mechanical Static Test ............................... 1
1.2 Pre-Commissioning Power-Up Test .......................... 2
1.3 DDC Points Test ........................................................ 3
1.4 DDC Panel Functional Test Report ........................... 4
1.5 VAV Functional Test Report ...................................... 5

3.

BMS TEST & COMISSIONING

Page:
1.1 BMS Network Test ..................................................... 1
1.2 BMS Functional Test Report ...................................... 2
1.3 Final BMS Tests ......................................................... 3

APPENDIX
A.

Certification of Calibration / Conformance

1.0 Base Overview

1.1
1.2
1.3
1.4
1.5
1.6

T&C Organization Chart

Basewide Network Overview
BMS Execution Flowchart
DDC Panel Test Flowchart
BMS Test Flowchart
Basewide I/O Point Summary

PROJECT: XX-XXX

BMS Testing & Commissioning

Organization Chart

[PM Name / Company]

Project Manager

[T&C PM Name / Company]

T&C Project Manager

[FM Name / Company]

Facility Manager

[PE Name / Company]

Project Engineer

Site Engrs / Company

Site Engrs / Company

DDC Controllers
Commissioning & Testing Flowchart

Electrical Mechanical
Static Test

Pre-Commissioning
Power-Up Test

DDC Points
Test

DDC Panel
Functional
Test Report

VAV
Functional
Test Report

BMS
Commissioning & Testing Flowchart

BMS Network
Test

BMS
Functional
Test Reports

Final
BMS Tests

2.0 DDC Panel / VAV

Test & Commissioning
1.1
1.2
1.3
1.4
1.5

Electrical-Mechanical Static Test

Pre-Commissioning Power-Up Test
DDC Points Test
DDC Panel Functional Test Report
VAV Functional Test Report

Project Manager

Client / Project

Contractor:

Client Name
Project Name

Company Name

Contractor Name

BMS SYSTEM
ELECTRICAL-MECHANICAL STATIC TEST
CONTRACT : ____________

Drawing No. : _____________________

Building : ________________

Panel

Level :

Room No.

________________

ITEM

: _______________________

CHECKED

Layout & location of plant match the drawings.

No evident mechanical damage to installation.

No corroded parts, cleanliness and free from moisture

Verify that the manufactures specification is followed.

Verify fuse types and rating.

Grounding / earthing connection are correct.

Cables / equip. are correctly identified and labelled.

Location of field devices match the drawings.

Location of DDC panel match the drawings.

COMMENTS

Signed

___________________

___________________

Name

___________________

___________________

Company

[Controls Company]

[Witness]

Date

___________________

___________________

: _____________________

Project Manager

Client / Project

Client Name
Project Name

Company Name

Contractor:

Company Name

BMS SYSTEM
PRE-COMMISIONING ELECTRICAL POWER UP TEST
CONTRACT : ____________

Drawing No. : _____________________

Building : ________________

Panel

Level :

CKT

: ______________________

________________
ZONE
NO.

NO.

ROOM NO

TYPE OF DEVICE

COMMENTS

Signed

___________________

___________________

Name

___________________

___________________

Company

[Controls Company]

[Witness]

Date

___________________

___________________

IDCHECKED TAGGED

TESTED
YES / NO

Bldg: _________
Level: _________
Panel: _________
AHU: _________

DDC Panel Functional Test Report

CVAHU with Zone Dampers
GENERAL:
All control loop parameters, schedules, setpoints, ranges, alarm conditioning statements, and messages will be
readily adjustable at the BAS operator's terminal.
All sequences may be overridden manually or by a control sequence of higher authority, such as high static
alarm.
The DDC panel user addresses are list after each section of the sequence.
AIR HANDLING UNIT AHU-8
START/STOP CONTROL: HAND MODE
Switch the Motor Control Panel (MCP) to the Hand position. Refer to the plant control wiring diagram and test the
hard-wired controls and display, if applicable.
START/STOP CONTROL: AUTO MODE
The fan system has a software OFF/ON/AUTO point will allow the operator to start or stop the supply fan.
OFF Supply fan will be off 24hrs
ON - Supply fan will run 24hrs
AUTO Supply fan will start and stop by the DDC program.
Exhaust Fan EF-27 is software interlocked with AHU-8.
When the AHU is off the outside air and exhaust air dampers will be closed. Return air damper will be open. The
chilled water and hot water control valves will be closed.
(AH8_OperCtrl, AH8_SaFanStrStp, AH8_TimeSched)

Performed by:

Date:

Witness by:

Date:

COLD DECK CONTROL:

(Control Strategy - ColdDeck)
Cooling will be enabled when the fan status is ON. A PID-loop will modulate the CHW valve to maintain the cold deck
temperature at setpoint. The setpoint will be reset by the outside air temperature per the following schedule:
OSA Temp Cold Deck Setpoint
70 F
55 F
60 F
65 F
(AH8_FanStatus, AH8_ClgVlv, AH8_ColdDeckTemp, AH8_ColdDeckTempSp, AH8_CdRstHiOsa, AH8_CdRstLoOsa,
AH8_CdRstHiSp, AH8_CdRstLoSp,)

Performed by:

Date:

1 of 3

Witness by:

Date:

Bldg: _________
Level: _________
Panel: _________
AHU: _________

HOT DECK CONTROL:

(Control Strategy - HotDeck)
Heating will be enabled when the fan status is ON. A PID-loop will modulate the HW valve to maintain the hot deck
temperature at setpoint. The setpoint will be reset by the outside air temperature per the following schedule:
OSA Temp Hot Deck Setpoint
70 F
75 F
55 F
100 F
(AH8_FanStatus, AH8_HtgVlv, AH8_HotDeckTemp, AH8_HotDeckTempSp, AH8_HdRstHiOsa, AH8_HdRstLoOsa,
AH8_HdRstHiSp, AH8_HdRstLoSp,)

Performed by:

Date:

Witness by:

Date:

MIXED AIR TEMPERATURE CONTROL:

(Control Strategy - MaTemp)
When the economizer is enabled a PID loop will modulate the mixed air dampers to maintain the mixed air
temperature at setpoint.
(AH8_EconomizerMode, AH8_MaDmpr, AH8_MaTemp, AH8_MaTempSetpt)

Performed by:

Date:

Witness by:

Date:

ECONOMIZER DAMPER CONTROL:

If OA temp is less than RA temp the economizer will be enabled and the mixed air dampers will modulate per the
mixed air temperature control. If OSA temp is 1 deg greater than RA temp, the economizer will be disabled and the
mixed air dampers will be positioned to minimum OSA and 100% RA. On fan startup, the dampers will be held at O%
OSA position for 60 seconds to allow the RA temp sensor to register the correct data.
(AH8_EconomizerMode, AH8_OaTemp, AH8_RaTemp, AH8_MinOsaDmpPos)

Performed by:

Date:

Witness by:

Date:

RETURN AIR CO2 CONTROL:

(Control Strategy - MaTemp)
The return air CO2 will override all OA damper controls while the fan is running. When the return air CO2 reading
approaches the CO2 setpoint (800ppm) the mixed air dampers will be modulated to the outside open position. If the
CO2 sensor exceeds 1000ppm an alarm will annunciate on the front end.
(AH8_RaCO2, AH8_RaCO2Sp)

Performed by:

Date:

2 of 3

Witness by:

Date:

Bldg: _________
Level: _________
Panel: _________
AHU: _________

FAN FAILURE ALARM:

When the fan is commanded ON and it does not result in an ON status (2 minute delay on fan startup, 10 second
delay after running).
(AH8_SaFanStrStp, AH8_SaFanStatus, AH8_FanFailure)

Performed by:

Date:

Witness by:

Date:

ZONE CONTROL:
When the fan is on a PID loop will modulate the zone dampers to maintain the zone space temperature at setpoint.
(AH8_SaFanStatus, AH8_Zone1Dmpr, AH8_Zone1RmTemp, AH8_Zone1RmTempSp)

Performed by:

Date:

3 of 3

Witness by:

Date:

Bldg: _________
Level: _________
Panel: _________
CH: _________

DDC Panel Functional Test Report

Chiller Water System

CHILLER WATER SYSTEM OVERVIEW:

CHILLERS (2)
CHILLER WATER PUMPS (2)
START/STOP CONTROL:
When units AHU-1, AHU-7, FCU-1 or FCU-2 request for cooling (>5% cooling valve position) the lead chiller water
pump will be commanded ON. Upon proof of water flow the lead chiller (CH-1) will be commanded ON. Lead/lag
operation is based on run hours and space temperature. Should the lead pump fail, the lag pump and lag chiller
shall be commanded ON. An alarm condition shall be annunciated.
(1080_CH1SS, 1080_CH2SS, 1080_CHWP1SS, 1080_CHWP2SS, 1080_CH1Fail, 1080_CH2Fail, 1080_CHWP1Fail,
1080CHWP2Fail, 1080_CallForCooling, 1080_CHAlwaysOn)

Performed by:

Date:

Witness by:

Date:

LEAD/LAG:
(Control Strategy CH_LeadLag)
When the lead chiller/pump set has 300 hours (adj.) run time logged, the lag set (CH-2) will be designated as lead.
Both units shall be rotated equally. Rotation shall not occur during peak operating hours.
(1080_CHRunTime)

Performed by:

Date:

Witness by:

Date:

SUPPLY TEMPERATURE ALARM:

When the chiller water supply temperature is above a pre-selected setpoint, an alarm condition shall annunciate
and the lag chiller/pump set will be enabled.
(1080_CH1CHWSTmpSpt, 1080_CH2CHWSTmpSpt)

Performed by:

Date:

Witness by:

1 of 1

Date:

Bldg: _________
Level: _________
AHU: _________

Zone Control Functional Test Report

VAV System

VAV SYSTEM OVERVIEW:

VAV AHU (1)
VAV (12)

GENERAL:
The appropriate VAV AHU shall be running at static setpoint.
Occupied/Unoccupied CONTROL:
During occupied hours the VAV boxes shall be commanded to Occupied mode.
(AHU5_VAVOcc)

Performed by:

Date:

Witness by:

Date:

ZONE TEMPERATURE:
Verify the zone temperature using a temperature meter. Verify correct T-Stat height and location. Verify that the TStat is not exposed to false temperatures (ie, Xerox machine, coffee pot, direct sunlight).
Performed by:

Date:

Witness by:

Date:

DAMPER LEAK:
With the AHU running, command the VAV box to Unoccupied mode (damper closed). Verify damper leakage per
box size and BMS specification.
Performed by:

Date:

Witness by:

Date:

COOLING-MODE:
Modify the zone setpoint 20F below the room temperature. Verify: 1) cooling mode, 2) register discharge
temperature, 3) maximum cooling airflow.
Performed by:

Date:

Witness by:

Date:

HEATING-MODE:
Modify the zone setpoint 20F above the room temperature. Verify: 1) heating mode, 2) register discharge
temperature, 3) maximum heating airflow.
Performed by:

Date:

Witness by:

1 of 1

Date:

3.0 BMS
Test & Commissioning
1.1
1.2
1.3

BMS Network Test

BMS Functional Test Report
Final BMS Tests
1.3.1 BMS Test
1.3.2 PVT Test
1.3.3 Endurance Test

Project Manager

Client / Project

Contractor:

Client Name
Project Name

Company Name

Contractor Name

BMS SYSTEM
NETWORK TEST
CONTRACT : ___________

Drawing No. : _____________________

Building : ________________

Panel

Level :

: ______________________

________________

ITEM

CHECKED

Server(s) installed

Workstation(s) installed

Switches installed

BACnet Router installed

PAD/BBMD installed

Firewall installed

Port Forwarding Config.

IPSec Site-to-Site VPN

Base LAN/WAN comm.

10

Bldg. Network comm.

INSPECTION DATE

Additional information & requirements

Signed

___________________

___________________

Name

___________________

___________________

Company [Controls Company]

[Witness]

Date

___________________

___________________

COMMENTS

PROJECT MANAGER

Company Name

CLIENT / PROJECT

CONTRACTOR

Client Name
Project Name

Contractor Name

AHU BMS FUNCTIONAL TEST

AHU no:

Bldg. No:
Room No:

ITEML TEST CHECKLIST

1

Verify Supply Air Temp.

Verify Supply Air Humidity

Verify Supply Air Pressure

Verify Supply Air Damper OPEN Position

Verify Return Air Temp.

Verify Return Air Humidity

Verify Supply Fan modulation.

Verify Cooling Valve modulation.

Verify Heater modulation.

YES

NO

N/A

10 Verify Supply Temp. Setpoint (default: 55F)

11 Verify Supply Pressure Setpoint (range: 2iwc)
12 Verify Supply Humidity Setpoint (default: 50%)

Performed By:

Witnessed by:
[DDC Control Engineer]

[Witness Engineer]

[QA/QC Engineer]

PROJECT MANAGER

Company Name

CLIENT / PROJECT

CONTRACTOR

Client Name
Project Name

Contractor Name

VAV BMS FUNCTIONAL TEST

AHU no:
VAV no:

Bldg. No:
Room No:

ITEML TEST CHECKLIST

1

Verify damper modulation.

Verify CFM flow.

Verify Room Temp.

Verify Room Temp Setpoint (default: 74F)

Verify Heater modulation.

Performed By:

YES

NO

N/A

Witnessed by:
[DDC Controls Engineer]

[Witness Engineer]

[QA/QC Engineer]

PROJECT: ___________

BMS Test Procedures

Test No: BMS-1
Title: System Startup
Objective: To demonstrate that the following system startup can initiate the BMS system.
Initial Conditions:
1. All BMS equipment is off.
2. The JCI Metasys BMS software and data points are installed into the system.
3. Host Workstation connection to JCI system controller.
Event
1. Energize the BMS equipment (Network, DDC controllers).
2. Log in to JCI Metasys BMS (user name/password).
3. Establish a site connection.
Expected Result
1. BMS equipment is ready for operation.
2. JCI Metasys system graphics menu appears.
Test No: BMS-2
Title: BMS Memory
Objective: To demonstrate that the BMS memory can meet the specified maximum capacity
of xxx MB.
Initial Conditions:
1. Network system controller power switch is on.
2. Host Workstation connection to network system controller.
Event
1. Inspect BMS (server/workstation) memory.
Expected Results
1. Examine memory: _____MB
Test No: BMS-3
Title: BMS Startup and Functions
Objective: To demonstrate that the BMS can start operation automatically without human. To
demonstrate BMS monitoring and control functions in normal operational mode and in standalone mode.
Initial Conditions:
1. Network system controller power switch is off.
2. Host Workstation connection to network system controller.
Event
1. Power up the network system controller.
2. Verify BMS and DDC communications.
3. Initiate a change in point.
Expected Results
1. Verify analog point change by examining the point in Metasys graphics.
Test No: BMS-4
Title: BMS Software Validation
Objective: To demonstrate that the BMS system contains all system software and disk
capacity required in the contract documents to manage the BMS system and associated
peripherals as well as supporting command software and application programs.
Initial Conditions
1. Host Workstation connection to network system controller
Event
1. Using a file manager (ie, Windows Explorer), display the directory of the BMS software.
Expected Results
1. View the root file structure for JCI Metasys.

PROJECT: __________

PVT Test Procedures

Test No: PVT-1
Title: BMS and DDC I/O Test
Objective: To verify manually activating and deactivating a sample amount of Output points of
the BMS network and DDC controller.
Initial Conditions
1. Host PC connection to network system controller.
Event
1. Modify a Digital Output point.
2. Modify an Analog Output point.
Expected Results
Verify system I/O change at BMS and at plant.
Test No: PVT-2
Title: Operator Commands
Objective: To demonstrate that the operator interface with the system for all functions
associated with daily operation of the system.
Initial Conditions
1. The contractor must provide a list of Operator Commands and an explanation of the
expected response.
2. The contractor provides a listing of the I/O points to be addressed during the test.
3. Host Workstation connection to network system controller.
Event
1. Log on the system with an incorrect password.
2. Log on the system with a password that allows total operator access to all operator
commands.
3. Activate the Help function.
4. Adjust the setpoints of the designated DDC controllers.
5. Modify designated control functions from automatic mode to manual mode. Release back
to auto after verification.
6. Override the time schedule of a selected equipment operation. Release back to normal
after verification.
7. Modify a point to generate an alarm condition. Restore after verification.
8. Log off the system.
9. Log on to the system with an account that allows minimum operator access to commands.
10. Execute an unauthorized command.
Expected Results
1. The system indicates authorization failure and does not allow the operator to log on.
2. System acknowledges User Name and Password.
3. Operator information is presented.
4. Observe system change.
5. Observe system change.
6. Observe schedule change.
7. Verify alarm and acknowledge. Verify normal condition after point restoration.
8. System logs off and requests User Name and Password.
9. Verify limited system access.
10. User is unable to initiate the command.

PROJECT: ________

Endurance Test Procedures

The endurance test is to demonstrate the overall reliability of the BMS control system. The
endurance test cannot begin until the BMS and PVT tests are complete.
1) All failures and faults found during the BMS and PVT tests must be documented before
the endurance test. All failures and faults should be corrected before the endurance. If,
due to logistical or supply reasons, a fault can not be repaired in a timely manner, the
fault must be exempt from the endurance test.
2) The endurance will began when the Project Manager (or comparable position) gives
written notice that the BMS and PVT tests are satisfactorily completed.
3) The 1st phase of the endurance test shall be conducted 24 hours per day, 7 days per
week for XX consecutive calendar days. The Contractor shall make no repairs during the
1st phase test unless authorized by the Project Manager in writing.
4) The 2nd phase of the endurance test shall conclude with a written report of operation and
found failures in the 1st phase test. If failures were to occur during the 1st phase test, the
report shall explain the nature of each failure (e.g., incomplete software logic), the
corrective action taken (e.g., software updated), results of the tests performed and
recommend when testing can resume.
5) Based upon the merit of the 2nd phase report the Project Manager may elect to totally or
partially rerun the 1st phase test and elect to require a follow-up 2nd phase report.