COMMISSIONING PLAN

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1. This is a master Commissioning Plan document.
2. This document must be revised to correctly reflect Project requirements; it is not useable without
modification. Coordination is required between Drawings, Specifications, and the Commissioning Plan.
Conflicts between Documents must be resolved. Text not required for the project must be removed.
Additional required text must be added as necessary.
3. These notes must be removed prior to distribution of this document.
4. Removal of these notes indicates that the information contained herein has been verified as correct or
modified as necessary to make it correct.
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1.1 Commissioning Objectives

A. The objective of commissioning is to provide documented confirmation that a facility fulfills

the functional and performance requirements of the Government. To reach this goal, it is
necessary for the commissioning process to establish and document the Government’s criteria
for system function, performance, and maintainability, as well as, to verify and document
compliance with these criteria throughout design, construction, start-up, and the initial period of
operation. In addition, the commissioning process ensures that Operation and Maintenance
(O&M) Manuals are complete, thorough and accurate, and that Government representatives are
adequately trained in operation and maintenance of the building systems in order to ensure the
systems continue to operate as intended.

B. The Government Commissioning Representative (GCR) will be involved in the project from the
initial design phase through the warranty phase. The GCR is also referred to as the
Commissioning Agent (CA). The primary role during the design phase is to review the detailed
commissioning specifications developed by the design team and review the design documents to
ensure they include all the components required to meet the Government’s commissioning
objectives. During the construction phase, the GCR will monitor the execution of the
commissioning plan. The QC will observe and document the installation and performance of all
systems to ensure they are functioning in accordance with the Government’s objectives and the
Contract Documents. The Technical Inspector will witness the compliance. During the
warranty phase the GCR will observe the required opposite season or deferred testing and
deficiency corrections and review the final testing documentation for the Commissioning
Record and O&M Manuals.

1.2 Commissioning Overview

A. General
1. The Commissioning Plan shows the roles and responsibilities of the Government,
designers, construction contractors, Quality Control (QC), Technical Inspector (TI) and
Government Commissioning Representative (GCR). The commissioning process should
not add any duration to the construction of the project, but only document the activities of
the contractors, and collect data for use by the Government to operate the systems being
commissioned.
B. Submittals
1. The contractor will maintain a separate filing cabinet with all required submittals and
completed PC and FT test forms.
2. The QC shall keep the submittals and filing system up to date. The TI will verify each are
up to date.
3. The Government Commissioning Representative will review paper versions of submittals
and testing forms during jobsite visits.
C. Contract Documents
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 1. Only certain drawings and specification pages at the Construction Document phases will
be required to be included into the Commissioning Manual. These will be identified after
review of the submittal.
2. The bid set of drawings and specifications will be provided by the Government to the
Government Commissioning Representative in paper form and on a CD.
D. Team Members
1. Team Members contact information is listed in Table 1.1. It includes the name of the
contact, company, address, and communication information. The contractor will amended
as needed, as team members change or are added. This table will be provided to the
Government in the Commissioning Manual.
E. Government Commissioning Representative Limitation of Authority
1. The GCR is not authorized to modify, add or revoke the requirements of the Contract
Documents.
2. The GCR is not responsible for design concepts, design criteria or ensuring drawings and
specifications comply with codes.
3. The GCR is not responsible for verifying designers’ calculations or drawing layouts in
detail.
4. The GCR is not responsible for construction or construction means and methods.
5. The GCR is not responsible for providing testing equipment to subcontractors.
6. The GCR does not perform inspection or actual testing of systems.

1.3 Systems to be Commissioned

A. The following systems and assemblies will be commissioned:

1. Site Work
2. Openings
3. Finishes
4. Equipment
5. Special Construction
6. Mechanical
7. Electrical
B. Prefunctional and Functional checklists:
1. Table 1.2 is a list of the prefunctional and functional checklists required, as a minimum, to
commission the above systems. The designer of record and general contractor will modify
table 1.2 depending upon shop drawing approvals and final commissioning plan
development.

1.4 Commissioning Plan

A. Government Commissioning Representative Duties

1. Design Phase
a. Commissioning Plan and Schedule
(1) Review the commissioning plan developed by the designers of record, which
defines the commissioning process for the various steps of project development.
This plan shall include a schedule of commissioning activities and identify the
parties that will perform these tasks. The designers will update the plan as the
design project progresses and more information is available or when the project
requirements change and submit changes to the GCR for review.
(2) Review modifications by the designers of record to the DeCA master
specifications.
(3) Verify the commissioning plan and specifications have been completed during
design.
(4) Report to DeCA the status of the commissioning plan and specifications.

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 b. Basis of Design
(1) Review the project design narrative (intent) developed by the A/E to ensure the
facilities functional needs and environmental needs are clearly described. As the
design progresses, verify the requirements outlined in the Design Scope of Work
are being followed by the A/E firm. (Leed Requirement)
c. Design Review
(1) Conduct a design review focused on commissioning of the 95% CD and bid set
design submittal documents. Verify that the design has the required components
to facilitate commissioning the building systems. (Leed Requirement)
d. Commissioning Specifications
(1) Review the commissioning specifications for all commissioned equipment.
Provide input to the Architect and Engineers where more clarity is required or
system components are missing. The commissioning specification will include a
detailed description of the responsibilities of all parties, details of the
commissioning process; reporting and documentation requirements, including
formats; alerts to coordination issues; construction checklist and startup
requirements; the functional testing process and specific functional test
requirements, for each piece of equipment being commissioned. The PC and FT
test sheets provided in DeCA’s master commissioning manual shall be modified
to suit project requirements.
2. Bid Phase
a. Attend pre-bid meeting to answer commissioning related questions.
b. At the pre-bid meeting, ensure that all subcontractors understand the commissioning
requirements.
3. Construction Phase
a. The GCR documents compliance with contract requirements.
b. Monitor the activities of the GC, QC, and TI to ensure they are following the
commissioning plan.
c. Attend specific commissioning meetings.
d. Visit the site to witness specific F.T. tests.
e. Coordinate and direct the commissioning activities in a logical, sequential and
efficient manner using consistent protocols and forms, centralized documentation,
clear and regular communications and consultations with all necessary parties,
frequently updated timelines and schedules and technical expertise.
f. Coordinate the commissioning work with the subcontractors and the Construction
Manager (CM), to ensure that commissioning activities are being scheduled into the
master schedule.
g. Develop an enhanced start-up and initial system checkout plan with Contractors for
selected equipment.
h. Perform site visits, as necessary, to observe component and system installation.
Attended selected planning and job-site meetings to obtain information on
construction progress. Review construction meeting minutes for revisions and
substitutions relating to the commissioning process.
i. Witness piping pressure test and flushing, sufficient to be confident that proper
procedures were followed. Include testing documentation in the Commissioning
Record.
j. Witness any ductwork testing and cleaning, sufficient to be confident that proper
procedures were followed. Include documentation in the Commissioning Record.
k. Document construction checklist completion by reviewing completed construction
checklists and by selected site observation.
l. Document systems start-up by reviewing start-up reports and by selected site
observation.
m. Check that air and water systems balancing has been completed in accordance with
the commissioning plan by reviewing completed reports and by selected site
observation.

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 n. Review with the installing contractors, the functional performance test procedures for
equipment and systems. This will include manual functional testing, energy
management control system trending and may include stand-alone data-logger
monitoring.
o. Analyze functional performance trend logs and monitoring data to verify performance.
p. The GCR will document compliance that all forms are properly completed and all test
were accomplished.
q. Coordinate, witness and document functional performance tests performed by
installing contractors. Coordinate retesting as necessary until satisfactory
performance is achieved. The functional testing shall include operating the system
and components through each of the written sequences of operation, and other
significant modes and sequences, including start-up, shutdown, unoccupied mode,
manual mode, staging, miscellaneous alarms, power failure, security alarm when
impacted and interlocks with other systems or equipment. Sensors and actuators shall
be calibrated during construction check listing by the installing contractors, and
witnessed by the Government Commissioning Representative during functional
testing. Tests on respective HVAC equipment shall be executed, if possible, during
both the heating and cooling season. However, some overwriting of control values to
simulate conditions may be required. Functional testing may be done using
conventional manual methods, control system trend logs, and read-outs or stand-alone
data loggers, as deemed appropriate by the Government Commissioning
Representative.
r. Prepare test plans for, assist with the execution of, and document tests of
commissioned equipment overseen by regulatory authorities and ensure that such tests
meet the testing rigor desired by the Government.
s. Maintain a master issues log and a separate record of functional testing. Report all
issues as they occur directly to the CM. Provide directly to the CM written progress
reports and test results with recommended actions.
t. Review equipment warranties to ensure that the Government’s responsibilities are
clearly defined.
u. Oversee the training of the Government’s operating personnel.
v. Review the preparation of the O&M manuals for commissioned equipment.
w. Compile a Commissioning Record, which shall include:
(1) A brief summary report that includes a list of participants and roles, brief
building description, overview of commissioning and testing scope, and a general
description of testing and verification methods. For each piece of commissioned
equipment, the report will contain the disposition of the Government
Commissioning Representative, regarding the adequacy of the equipment,
documentation and training meeting the Contract Documents in the following
areas:
(a) Equipment meeting the equipment specifications,
(b) Equipment installation,
(c) Functional performance and efficiency,
(d) Equipment documentation, and
(e) Operator training.
(2) All outstanding non-compliance items shall be specifically listed.
Recommendations for improvement to equipment or operations, future actions,
commissioning process changes, etc. shall also be listed. Each non-compliance
issue shall be referenced to the specific functional test, inspection, trend log, etc.
where the deficiency is documented.
(3) Also included in the Commissioning Record shall be the issues log,
commissioning plan, progress reports, submittal and O&M manual reviews,
training record, test schedules, construction checklists, start-up reports, functional
tests, and trend log analysis.
4. Warranty Period

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 a. Coordinate and supervise the required opposite season or deferred testing and
deficiency corrections and provide the final testing documentation for the
Commissioning Record and O&M Manuals.
b. Return to the site at 6 months into the warranty period and review with Facility Staff
the current building operation and the condition of outstanding issues related to the
original and seasonal commissioning. Also interview Facility Staff and identify
problems or concerns they have with operating the building as originally intended.
Make suggestions for improvements and for recording these changes in the O&M
manuals. Identify areas that may come under warranty or under the original
construction contract. Assist Facility Staff in developing reports and documents and
requests for services to remedy outstanding problems.

B. A/E Duties
1. Design Phase.
a. Coordinate requirements of Contract Documents with the requirements of the
Commissioning Plan.
b. Develop a project design narrative (intent) to ensure the facilities functional needs and
environmental needs are clearly described.
c. As the design progresses, conform to the requirements outlined in the Design Scope of
Work.
2. Bid Phase.
3. Construction Phase.
a. Coordinate the master commissioning checklist numbers with the job specification
numbers.
b. Review coordination drawings to ensure that trades are making a reasonable effort to
coordinate.

C. TI Duties
1. Construction Phase
a. Record and distribute trip reports.
b. Review normal Contractor submittals applicable to systems being commissioned for
compliance with commissioning needs, concurrent with A/E reviews.
c. Review requests for information and change orders for impact on commissioning and
Government’s objectives.
d. The TI will verify the Construction Contractor's performance of Prefunctional testing.
e. Monitor outstanding deficiencies.

D. QC Duties
1. Construction Phase
a. Witness the completion of the Prefunctional and Functional Checklists.
b. Review O&M documents for completion.
c. Review Training Plan and witness training Sessions to ensure that satisfactory
Training is provided.
d. Answer commissioning questions during contractor meetings.
e. Review outstanding deficiencies.

E. General Contractor Duties

1. The General Contractor is responsible for commissioning.
2. Include commissioning activities in the construction schedule.
3. The General Contractor shall revise, as necessary; the commissioning plan based upon
final shop drawing approvals and submit to the designer of record, TI, and C.A. for review.
4. The GC shall plan and conduct regular commissioning meetings.
5. The GC shall provide coordination drawings to ensure that trades are making a reasonable
effort to coordinate.
6. The GC shall modify required construction checklists for commissioned equipment.

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 7. Ensure subcontractors complete prefunctional and functional check sheets in a timely
manner.
8. Maintain on site all submittal data for use by the Government Commissioning
Representative.
9. Ensure construction-meeting minutes, RFIs, Change Orders, and Submittal Logs are
available for review by Government Commissioning Representative.
10. Pre Functional testing shall be performed by the Construction Contractor.

F. Subcontractor Duties
1. General Commissioning duties for the subcontractor are shown in Sections 01810, 02997,
08997, 09997, 10997, 11997, 13997, 15997, and 16997 of the specifications.
2. Other sections of the specifications may contain duties that the subcontractor has to
perform to ensure systems are commissioned correctly.

1.51 Commissioning Schedule

A. Figure 1.1 contains a summary schedule of the commissioning activities.

B. The GCR will plan and conduct site visits and commissioning meetings on a monthly basis until
construction is about 85% complete.

C. After the project is 85% complete, the GCR will plan and conduct weekly visits and meetings.
In addition, trips will be made at times required by special activities.

D. Visits will be by Government Commissioning Representatives with the appropriate technical

expertise. On some occasions, more than one Government Commissioning Representative will
be on site.

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 Table 1.1 - Team Members Information

Company Contact Phone Fax Mobile e-mail Address City/State,/Zip Trade / Role
Government Representative

Project Manager

Architect/Engineer Principal

Mechanical Engineer

Electrical Engineer

Government Commissioning Representative-Principal

Government Commissioning Representative- Mechanical Systems

Government Commissioning Representative- Electrical Systems

General Contractor

HVAC Contractor

Plumbing Contractor

Electrical Contractor

Technical Inspector

Contractor's Quality Control

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Table 1.2 - System Components to be Commissioned

Pre-functional Functional
Testing Testing
System/Component
Modified Modified
Number Number
Y/N Y/N

Division 2 - Site Work

Storm Drainage PC-02630 None NA
Gas Metering PC-02711 None NA
Water Distribution PC-02713-1 None NA
Water Metering PC-02713-2 None NA
Sanitary Sewerage PC-02722 None NA
Irrigation Systems PC-02810 FT-02810

Division 8 - Openings
Overhead Coiling Doors None NA FT-08331
Sectional Overhead Doors None NA FT-08361
Automatic Entrance Doors None NA FT-08460
Windows None NA FT-08500
Door Hardware None NA FT-08710

Division 10 - Specialties
Queuing System PC-10451 FT-10451

Division 11 - Equipment
Equipment, Generic PC-11000 None NA
Refrigerated Display Cases PC-11000-1 * None NA
Safes PC-11026 * None NA
Bakery Equipment PC-11101 * None NA
Deli Equipment PC-11102 * None NA
Produce Department Equipment PC-11105 * None NA
Loading Dock Equipment PC-11160 * None NA
Battery Equipment PC-11161 * None NA
Baler PC-11170 * None NA
Key Control Cabinet None NA FT-11025
* Use generic form PC-11000, customize as required by commissioning work scope.

Division 13 – Special Construction

Cold Storage Rooms PC-13033 None NA
Intrusion Detection PC-13720 FT-13720
Video Surveillance PC-13760 FT-13760
Fire Alarm PC-13851 FT-13851

Division 15 - Mechanical
Fire Suppression PC-15300 FT-15300
Pumps (Plumbing) None NA FT-15400-1
Plumbing Fixtures None NA FT-15400-2
Domestic Water Piping PC-15410 None NA
Sanitary Waste and Vent Piping PC-15410-1 None NA
Storm Drainage Piping PC-15410-2 None NA
Fuel Piping PC-15410-3 None NA

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 Pre-functional Functional
Testing Testing
System/Component
Modified Modified
Number Number
Y/N Y/N
Domestic Water Heaters PC-15450-1 FT-15450
Domestic Water Filtration PC-15450-2 None NA
Hydronic Piping PC-15510 None NA
Pump (HVAC) PC-15540 FT-15540
Refrigeration Compressors PC-15651-1 FT-15651
Air Cooled Condenser PC-15651-2 None NA
Heat Pumps PC-15671 FT-15671
Air Handling Units PC-15672-1 FT-15672-
1
Unitary Air Conditioning PC-15672-2 FT-15672-2
Equipment
Heat Pumps PC-15672-3 FT-15672-3
Packaged Water Chillers PC-15682 FT-15682
Air Handling Units PC-15781-1 FT-15781-1
Heat Pumps PC-15781-2 FT-15781-
2
Air Handling Units PC-15783-1 FT-15783-1
Dehumidifier PC-15783-2 FT-15783-2
Fans PC-15870 FT-15870
Kitchen/Exhaust Makeup Air PC-15888 FT-15888
Unit
Ducts PC-15890 None NA
Building HVAC Systems PC-15935 FT-15935
Automation Controls
Air Outlets and Inlets PC-15940 None
Refrigerant Monitoring System PC-15971 FT-15971
Testing, Adjusting, and PC-15990 FT-15990-1
Balancing
Calibration and Leak-By Test None NA FT-15990-2
Procedure

Division 16 – Electrical
Electric Metering PC-16000 None NA
Electric Utility Services PC-16000 None NA
Grounding & Bonding PC-16060 FT-16060
Transmission and Distribution PC-16124 None NA
Generator Assemblies PC-16231 FT-16231
Transformers (Dry) PC-16271-1 None NA
Transformers (Liquid) PC-16271-2 None NA
Safety Switches PC-16410 None NA
Motor Control Centers PC-16430 FT-16430
Switchboards PC-16441 FT-16441
Panelboards PC-16442 FT-16442
Emergency Lighting PC-16500-1 FT-16500-1
Interior Lighting PC-16500-A FT-16500-A
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Exterior Lighting PC-16500-B FT-16500-B
Cathodic Protection PC-16640 None NA
Doorbells and Buzzers PC-16700-1 None NA
Public Address and Sound PC-16726 FT-16726
Systems
Telephone and PC-16750 FT-16750
Intercommunication Equipment
Voice and Data PC-16750-1 None NA
Communications Cabling
Data Communications Systems PC-16750-2 FT-16750-2

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Figure 1.1 – Commissioning Schedule

Insert Sample Schedule

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