CHAPTER 41

BUILDING COMMISSIONING
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OMMISSIONING is a quality assurance process of the

C i i i s r a 11nrion of the systems in a building. It is a process for
achieving, verifying, and t~ocumeiitingthe performance of each system to meet the operational needs of the building within the capabilities of the tlocuinenretl design end specified equipment
capcities. according to the owners functional criteria. It is process
that ensures the quality of tlie installation. Successful cominissioning incltitles tlie preparation of inanuals anil training of operation
and inaintenance personnel. Tlie result of coniniissioning should be
fully functioiml systems that c;in be properly operated antl inaintnined throughout the useful life of the building. All efforts related
tu coinniissioning should be specified i n tlie contract docunients.
This definition refers to the builtling as a total system. which
includes the structural elements, building envelope. life safety features, security systems, elevators. escalators, pluiiibing. electrical.
controls, and the HVAC. Tlie coininissioning plan needs to consider
interface requirements of inclivitlual building elements through integrated testing.
ASHRAE Griitlelirre 1. Tlic HVAC Cor,rrrrissioriirigProccss. provides fur ilocumenting and verifying the perfonnance of HVAC sysreins so that they operate in conformity with the design intent. It is
useful building owners, architects, engineers. suppliers, contractors,
construction managers. coininissioning authorities. operators. and
any others involved with the ilesign of the project.
Altho~glitesting. adjusting. anil balancing (TAB) is an important
pan of the construction and operation phases of commissioning,
building commissioning extends through all phases and systenis
inherent i n a project. froin concept tluough occupancy and the warranty perioil.
ASHRAE Gitirlelirie I includes tlie following topics:
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Proceclures, methoils, ant1 tlocumentation requirements tluring

eacli phnse of the coniinissioiiing process, fur a11 types antl sizes
of I-IVAC systems, froin predesign tluough final acceptance and
post-occupancy ; this includes changes in building ant1 occupancy
requirenienrs afrer initial occupancy.
Docuinentation
- Owners assumptions antl requirements
- Design intent, basis of design. antl expected performance
- Verification anil functional perforinance testing
- Operation and niainjenatice criteria
Specific derails to:
- Conduct verification and functional perforniance tests
nrcess:iry tu evaluate the HVAC systein Cur acceptance
- Ensure performance meets design inteiii after initial occupancy
Program for training operation anil inainteiiaiice personnel

Adv:int:iges of Building Commissioning

The atlvantages of the building commissioning process vary
froin one project to another. The advantages applicable to each
The prepnrnliuii uf this uhnpler i s assigned tu TC 9.9. Building Coinmissiuning.

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project are important for two reasons. First. an evaluation helps in

setting a commissioning scope that is consistent with the owners
desires and with the complexity and criticality (e.g. with respect to
life safety and/or environmental impact) of the project. Second, it
helps in quantifying both the costs and benefits of commissioning.
Building commissioning is needed to
Open channels of communication
Create a better understanding of design intent
Provide early assignment of performance responsibilities
Set performance goals such as energy, environment, and life
cycle
Improve planning for verification aiid acceptance using
systeniatic procedures for inspection and testing
Establish coordination plans
Improve quality of turnover documents
Establish continuous nioiiitoring of priorities and schedules
Improve operation and maintenance programs
Improve quality of operator personnel training
Document indoor air quality (IAQ) and comfort control
Ease building turnover process
Help ensure on-schedule occupancy
Reduce callbacks and assist in tlealing with warranty claims
Enable owner to recognize system capab
Owners and design professionals may implement the commissioning process at any stage of a project. However, the commissioning process is most effective when started early.

Commissioning Team
Tlie size and maheup of tlie commissioning team depends on the
size antl complexity of tlie project aiid the owners desire to invest
i n quality assurance. The responsibility of each member of the commissioning team is tlocumented in the commissioning plan.
All participants i n the construction project have a commissioning
responsibility. Participants include the commissioning authority,
owner, design professionals, construction manager, general contractor, subcontractors. operation and maintenance manager, suppliers,
and equipment manufacturers. The project building operation, production. aiid maintenance managers need to be brought into the commissioning process early. preferably during the predesign phase.
Their knowledge of occupancy. special lighting. anticipated equipment loads. aiid other factors should influence the design and set performance objectives. Adtlitionally. the early participation of both the
TAB ant1 HVAC controls coiitrilctors is also important because their
experience can provide guidance on space requirements. balancing
devices. probe antl control locations, and accessibility to equipment.

Commissioning Authority
The commissioning authority is a qualified professional, company. or agency that iinpleriieiits the overall commissioning process
i n cooperation with the commissioning team as specified in the contract docunients. Tlie commissioning authority has a significant

1999 ASHRAE Applications Handbook (SI)

41.2
impact on the project and must be able to take responsibility for acting on or verifying the performance aspects of the project. However,
the appointment of a commissioning authority does not alter other
professional or contractual obligations. The owner should select a
qualified commissioning authority who has proven experience and
is registered as a professional in a recognized organization.
The commissioning authority, should understand all building
systems being commissioned. The authority should also be familiar
with applicable design and building standards, use of test instruments and equipment for functional testing, and interaction of the
various systems. Additional qualifications of the commissioning
authority may be found in ASHRAE Guideline 1.
Responsibility. The primary responsibility of the commissioning authority is to inform the owner of the status, integration, and
performance of all tested systems in the facility.
Information. The commissioning authority should function as a
catalyst and initiator to disseminate information and assist the
design and construction teams in verifying satisfactory completion
of construction. The authority verifies system completeness, performance, and adequacy to meet intended performance standards. The
authority may provide such services as design review, establishing
commissioning specifications. construction observation, spot testing, verification, and functional performance testing. Turnover
information services may include providing performance and operating information (i.e., operating and maintenance manuals, training) to the responsible parties.
Quality Assurance. The commissioning authority assists all
parties in achieving a high level of installation quality and system
performance. Through an effective turnover process, the personnel
responsible for the facility should be able to maintain that high level
of systems performance.
Observation of Tests. The commissioning authority should
observe and coordinate testing as required to ensure the performance meets design intent and contract documents.
Documentation of Tests. The commissioning authority should
document or witness the results of the performance testing. The
authority should provide or approve test forms to be used by representative parties to ensure a consistent format and to specify the type
of information to be recorded.
Resolution of Disputes. The commissioning authority should
remain an objective party, present on the project, with specific
project knowledge. Should disputes arise, the authority should be
available to determine the scope and extent of the problem and educate the involved parties as to the nature and extent of the problem.
The owner or their designate should preside over resolution of problems as specified in the contract documents.
Deficiencies. The commissioning authority should verify that
deficiencies found during the commissioning process are corrected.
Acceptance. The commissioning authority should determine
and advise the owner of the date of acceptance for each component
and system. Acceptance may extend to representing the owner with
respect to warranty start data, substantial completion, certificate of
occupancy, assembling or coordinating turnover documents. and
scheduling training.
'Ibrnover. The commissioning authority participates in the successful transfer of control of the facility from the construction team
to the owner.

Cost Factors
No reliable data are available to determine the cost or cost-contributing factors of building commissioning. The number of costcontributing factors depends on the size and complexity of the
project and the willingness of the owners to invest in the appropriate
commissioning process.
A wide range of professional services, comprehensive documentation, system testing, and operator training are available to be
included in the scope of commissioning. One intent of commissioning

is to fully recover its own capital investinent over the life of the system
through improved management antl owner satisfaction.
Commissioning Objectives
The owner should expect the following results from
commissioning:

Improved operator knowledge as to how building systerns should

operate or be maintained
Reduced ongoing training requirements
Performance in accordance with the owner's intent and the
contract documents
Well-structuretl turnover tlocuinents [i.e., inanunls, as-builts,
submittal data. final sequences of operation) that provide easy
reference documents for equipment and system operation and
maintenance.
A methot1 that allows operators to coiitiiuously upclate
tlocuinents
Reduced downtime tlue to better diagnosis of failures
Improved ability to provide accurate information to occupants
regarding maintenance of environniental conditions in the
occupied space throughout the year
Lower operating costs tlue to optiinizecl performance antl
improved operational techniques
Increased comfort and reduced complaints due to poor intloor
environmental quality
Designers can expect the following advantages:
All building systems perform in accordance with the owner's

requirements
Retlucetl risk exposure because problem are identified earlier
Improved knowledge for use in future designs and installations
Benefit of supporting professional input, leutling to the most costeffective design and operation
Reduced number of interference drawings during construction,
clue to improved coininunication antl coordination
Contractors can expect tlie following benefits:

Clear untlerstantling of the owner's goals, (i.e. prograni. design

intent)
Improved coordination through implementation of the coininissioning plaii
Iniproved coordination between different trades antl reduced
likelihood of site interference drawings required throughout the
project
Well-docurnentetl successful system tests, which ease turnover
nntl acceptance
Retlucetl number of deficiencies :it substantial completioii
Reduced nuinber of callbacks
Reduced number of calls fur operation guidance because operations antl iiiaiiiteiiaiice personnel participate in training prograins

Program a n d Predesign Commissioning P h a s e

Objectives. The objectives of the predesign commissiuning
phase are to

Document requirements as specified in the owner's program

Select the commissioning authority
Identify antl assign responsibilities
Document tlie initial design intent
Begin development of the commissioning plan

This phase should begin ;IS close to project inceptioo ;IS possible. The information gathered is used to develop the tlesigii of the
system and establish a method to evaluate its performance.
Owner's Program. This program outlines the owner's overall
vision for the facility antl expectations as to how it will be used and
operated. The owner's program should contain known performance

Building Commissioning
go:ils antl objectives along with budget constraints, schedules, antl
orher litnitations. Typically, the rechnicnl aspects of the owner's
prograin incltitles use of the facility, user needs. occupancy requirenieiits, type of construction, systeiii functions, as well as energy, air
quality. power quality, antl environmental performance criteria. Tlie
prograin should tlefiiie the scope of the coiiiiiiissioiiiiig process and
the preferred organizational structure. It should contain a11 requirenieiirs needed to develop the initial design intent document. This
critical tlocuriient forms the basis froiii which all other documentation is developed.
'leani Selection. The commissioning authority and the design
te;iiii should be selected at this rime. Tlie operations antl inainteii:iiice (O&Mj personnel should be identified antl encouraged to
leiitl their knowledge to ensure that iin~)ortantO&M issues are coiisidered iii tlesigii antl during coiiimissioning.
Coniniissioning Plan. This tlocument or group of tlocunients
tlefiiies the cominissioning process or schetlule at the various stages
of project development. It continually evolves and is updated as the
design antl construction of the building progresses.
As tlie design concepts evolve from tlie initial design intent tlocuiiieiit, a preliminary coiniiiissioning plan is developed that outlines
the process required to coinmission the building systems. Tziis plan
should develop the extent of the commissioning process aiid coininunicote it to a11 project participants. It llittst include the scope of
the process. the time required for coiiipletion. and an organizational
c1i:irt indic:iting reporting relationships. The scope antl potential
cost :IS outliiietl in tlie preliininnry coiiiinissioning plan then should
be evaluated aiid approved.
Tlie roles antl responsibilities of each project participant with
respect to cominissioning are itleiitifietl i n the preliminary corntiiissioning plan. This plan should recognize the owner, coniiiiissioiiiiig
authority. design professional(s). operation and iiiaiiiteiiaiice staff,
coiitractors, vendors, and other specialists as appropriate. Tlie teani
inny be expantled or motlifietl as the project progresses.
Systenis Rlanual. Material for the systems niaiiual should begin
to be compiled. The manual provides tlie information neetletl to
uiitlerstxitl, operate. and inaintain each systein. In this phase. tlie
iiiaiiu:il will contain a stateiiietit tliat conveys the required functional
oper:ition i n all norinal antl eiiiergeiicy modes of operation, The initial tlesigii iiitent tlocuriient shall be iiiclutletl in the systerlis rnanual.
which is uptlated tluough all phases of the project.

Design Commissioning Phase

Ohjectives. Tlie design phase of the coiiimissioning process
begins with preparation of schematic design tlocuinents. This phase
has the following objectives:
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Ensure that clear design intent documents are tlevelopetl

Develop or refine coiiiniissioning plan ancl specifications
Prepare contract tlocunients r1i:ir clearly identify, describe, and
fulfill the design intent
Review and accept contract tlocuinents for compliance with
design intent
Coortlinare all building sysrenis with the HVAC equipinent and
sysrenis

Lhcrinientation of Design Intent. Changes to tlie initial design

iiitent occiiniiig during the tlesign phase should be tlocuinented.
reviewed. and approved. The revised design intent doculnent should
becoiiie part of tlie coiitract tlocunients antl will be represented i n
the updated systems manual.
Uesign Intent L)ocunlents. The tleveloping of clear desigli
intent llocunients is a critical aspect of coiiimissioning. The initial
design intent document is a tlerailetl explanation of the iiiformation
developed in the owiier's prograin. This document should describe
the facility's fuiictiooal needs, intended levels and quality of enviroiiinental control. environtnental needs. and schetlules.

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When approved, the design intent document should be used as
the starting point for the tlevelopment of the contract documents
antl referred to in case of aiiibiguities or uncertainties about project
design. Changes to the design intent occurring during the course of
the project should be documented, reviewed, and approved. The
design intent docuiiieiit iiiay be included in the contract documents
as a reference. The final design intent document becomes part of the
systems manual.
Conceptual designs for HVAC systems and other building systenis should be prepared to provide options to the owner that meet
the owner's program.
Tlie design intent is updated and defines design assumptions,
building energy perforniance. perforinance standards of the proposed systeins, the iiiost appropriate conceptual approach, space
requirements. zoning, and other requireinents that affect building
use aiid aesthetics.
Basis of Design. Tlie basis of design should respond to and be
coiisistent with perforiiiance criteria specified in the owner's prograin. The basis of design includes the requirements for each occupancy, activity, aiitVor physical area of the proposed facility. The
basis should reference ASHRAE or other applicable standards,
local builtliiig codes, and environmental quality objectives.
Because the design ititeiit iiiay be revised and changes may be
accepted as design concepts, tlie basis of design should be reviewed
with regard to these changes ancl updated as needed. The final versions of the design intent docutiieiit aiid its reference to the basis of
tlesigii should be included i n tlie contract documents.
Coniniissioning Plan. During the design phase, the approvedpreliminary commissioning plan may expand the planned activities for
all participaiits relative to the coiiiniissioning process. Updated inforiiiatioii iiicludes work roles aiid responsibilities, project organization
chart. antl scheduling of the process. The plan identifies which syst e m , system components. arid functions will be tested on this project.
This document also sets the scope for the testing specification.
Observations of the progress of construction are important for
updating the coinmissioning plan, particularly with respect to the
schecluling of activities. In addition to construction requirements.
observations should be conducted to ensure compliance with manufacturers' installation instructions.
Commissioning Specificatiun. The building systems commissioning specification is part of the project specification. This specification is required to contractually implement the post-design
phases of the process. Tlie commissioning specification is a detailed
description of the scope and objective of commissioning during the
construction, acceptance, and post-acceptance phases of a project. It
liiust specify the scope of work, roles, responsib
iiieiits of each commissioning teain member. and their lines of
authority. This specification is needed by contractors so that they
can include in their bid the support required by commissioning,
which includes meetings, training, testing, etc.
Tlie coiiiiiiissioiiiiig specificatioii should detail testing requirenieiits, acceptance phase procedures for verification, functional perforiiiance testing acceptance criteria, and any other required
acceptance phase procedures. It should include a list of equiptnent
aiitl system to be evaluated. along with checklist formats and sample test f o r m .
Tlie scope of work in tlie specification should identify the
required skills aiid qualifications of the commissioning team.
iiiclutliiig operation and maintenance personnel. It should include a
section for each trade involved iii the construction of the building,
detailing their scope of work iii the coiiiinissioning process. Management of turiiover docunients and training must be specified.
Contract Documents. These docunients should clearly reveal,
describe. aiid fulfil1 the requirements specified in the design intent
tlocuinents.
Design Intent Cunipliance. Tlie contract documents should be
reviewed to ensure consistency and that they correctly represent the

1999 ASHRAE Applications Handbook (SI)

41.4
current design intent document. Results are reported to the owner.
The contract documents then should be accepted or rejected by the
owner or the owners designee.
System Coordination. Part of the review of drawings includes
verifying system coordination. All other specified building systems
including other mechanical, electrical, fire-safety, and life-safety
service requirements, should be coordinated with the HVAC equipment and systems.
C o n s t r u c t i o n Commissioning Phase
Objectives. During the construction phase, all systems are
installed, started. and operated. This phase includes tlie following
objectives:
Review submittals
Finalize details of the commissioning plan
Conduct periodic commissioning team meetings
Maintain documentation of all tests. observations and issues,
verify system installation
Verify equipmentkystem start-up and operation
Verify performance of temperature and building management
controls
Verify testing, adjusting, and balancing (TAB) work
Coordinate as-built drawings
Manage assembly, indexing, and turnover of all documents
Coordinate O&M training
During installation; O&M personnel should observe and monitor
the systems and testing. Through this procedure, they should
develop a better understanding of the intended operation and performance and become familiar with the location of equipment and
devices, including those that may be hidden when construction is
complete.
Procedures. During the construction phase, the following activities are part of commissioning:
Review submittals for performance parameters
Detail the commissioning plan
Create project-specific test procedures and checklists needed to
supplement the specified tests
Make necessary observations and inspections
Manage documentation of all tests/observations including
turnover documents
Report progress and deficiencies to all parties involved
Coordinate training of operations and maintenance personnel
The updated operation description should be included as part of
the systems manual. This description should be updated and combined with equipment data, including performance data, for training
of and subsequent use by the operations and maintenance staff.
Regularly scheduled meetings of the entire project team should
be held to communicate issues to all concerned, resolve conflicts,
report on the progress of the commissioning process, identify urgent
work, and identify and resolve deficiencies. This site coordination is
critical to ensure a quality commissioning process.
Testing and calibration of controls should begin concurrent with
and be completed prior to the completion of the TAB work. Specified TAB work must be performed prior to acceptance procedures.
Prior to functional performance testing, operational tests should be
conducted on equipment, duct, pipe, and control systems to verify
that pressures, flow rates, and control functions meet design
requirements. The training program for operations and maintenance
personnel should be coordinated with the appropriate participants.
Submittals. Submittals should be reviewed prior to systems
installation. Submittals include shop drawings, equipment submittals, and testing and balancing procedures and forms. Submittals
should also include test procedures, report forms, data sheets, and
checklists that will be used in the functional performance testing.

Equipment submittals should include full and pkt-loatl perforiiiaiice data covering the entire operating range for each piece of
equipment. The equipment operations and maintenance inforination
(including parts lists, installation instructions, and special tool
needs) should be submitted in accordance with specification
requirements and reviewed for completeness. clarity. ant1 accessibility. Commissioning submittal review is intended to verify correct
inforination on test documents. It does not supersede or stlpp1:llit
design commissioning review.
Commissioning Plan. Tlie cuinmissioning plan sliuultl be
updated tu define the on-site activities required Cur implementing
the commissioning specifications. This plan inust be project specific and reflect the actual equipment that will be insralletl. Tlie
commissioning plan should
Define each partys role in the inspections, verification, testing
and training
Detail the schedule of inspections tluring construction
Develop the schedule for verification antl functional performance
tests
Define the process for reporting and correcting any tleficieiicies
identified
Detail any training sessions for operatiolis antl iiiaiiitenmx
personnel that are to take place during this phase
Documentation. All commissioning activities that occur tluring
the construction phase should be tlocumentetl. The equipment and
control sequence documentation developed during the design phase
should be updated to match the equipment supplied on tlie project.
Acceptance Commissioning P h a s e
Objectives. During the acceptance phase, verification, functional performance tests, and other acceptance procedures takes
place. The objectives of the acceptance coniniissiuniny phase are tu

Verify accuracy of final TAB report

Verify and document that all systems comply with the cuiitrxt
documents
Verify functional performance testing of all systems
Establish an as-delivered performance record for all systems
Verify completion of the as-built records
Conduct operations antl maintenance personnel training
Complete the final commissioning report
Complete the systems manual
Turnover all documents
Complete tlie owner training program

Verification. Verification comprises ;I full range of checks antl

tests to determine that all components, equipment, systems, and interfaces between systems operate i n accordance with cuiitrxt documents. All operating motles, all interlocks, all control responses.
and all specified responses to abnormal or emergency coiitlitioiis are
tested and verified. Operating motles, etc! can be verified concurrently with a physical point check of controllers ant1 sensors. Verification also validates tlie TAB report. Each contractor ni:iy have
some responsibility in verification.
Functional perfornianre testing deinoiistrates the perfornxince
of systems. Documentation should inclutle performance tlar:i for all
equipment and systems. Operations antl mainten:ince persuniiel
should be made available tu observe verification antl functioiid
performance tests. Conflicts and deficiencies identified tluring the
acceptance phase should be addressed and resolved to the uwners
satisfaction.
At the end of the acceptance procedures. a11 systems will have
been docuineiited as proving operational performance i n accurdance with the contract documents. This includes both normal
operation modes and abnormal or emergency conditions. Before
functional performance testing can start, the following sboultl be
observed ant1 documented:

41.5

Building commissioning

Systems antl associated subsystems have been completed.

calibrnteil, ani1 started up antl are believed to be operating in
accordance with contract tlocuiiients
Control systems have been coiiipletetl ant1 calibrated and are
believed to be operating in
ortlance with contract tlocuments
Testing. adjusting, and bnlnncing procedures have been
coinpletetl, antl TAB reports have been subinittetl and reviewed
nntl discrepancies corrected and accepted

A stateiiieiit should be issued certifying that work has been c o w

pleteil antl equipment and systems are operational in accordance
with the contract tlocuments.
Deficiencies. Deficiencies that are identified in the building syst e m or when interfacing with other building systems during verification iiiust be tlocunieiiteil antl reported to the commissioning
teani. A decision must be made whether to remedy the situation antl
if reverification is requir,ktl.
A certificate of readiness should be issued stating that tlie specified equipment, systems, nntl controls iire complete antl ready for
fiincliunal perforinance testing. This certificate should be supported
by coinpletetl prestait/start-up checklists (signed by the responsible
parries) nntl the verification report.
Functional Perforniance Testing. This testing should progress
froin testing the individual components within central equipment
and system. to testing the systenis that distribute services throughout tlie building. The extent of these tests, as well as details of the
services to be tested, are i n accordance with the commissioning
specifications.
In each of the intlivitlual spaces to be tested, the parties performing the functional performance tests may be required to make
teinpurary inodifications to control functions or provide supplenientary internal loads to simulate desired load conditions up to
design load cuntlitions.
Functional performance testing of the major heat exchange components inay be done at less than full-load capacity of the equipment
using parr-load performance curves provided by tlie manufacturer
for comparison. However, deferred seasonal testing inay be
required to verify performance at near design conditions.
As each intlivitlual check or test is accomplishetl. physical
responses of the system should be observed and compared to the
il requirements in order to verify tlie test results. Itleally,
ual physical responses of coniponents are observed. Relicontrol signals or other indirect indicators is not adequate
unless previously validated. The input and output signals for each
bservetl to coiifiiii that they are

The specific tests required and the order of testing will vary
tlepentling on the rype and size of system, number of systems,
sequence of construction, relationship between building systems,
and specific owner/tenant program requirements.
During functional performance testing, a failure in performance
of a part of the systeni or of a component may be revealed. Any performance deficiencies must be evaluated to determine the cause antl
whether they are part of tlie contrnctual obligations. After corrective
iiieasures are completed, tlie functional performance test that failed
inay be repeated.
Functional Perforniance Test Procedures. Testing should be
perforinell as ilefiiietl in the coininissioning specification and
t1et;iiletl in the contract tlocunients. If any test cannot be completed
because of a deficiency outsiile the scope of the systeni, the deficiency should be tlocuinented antl reported to the owner. Deficiencies should then be resolved antl corrected by appropriate parties
and the functional performance tests reschetluletl.
If the coinmissioning specification indicates that specific seasonal testing is to be contluctetl. the appropriate initial performance
tests shoultl be completed and ilocuinentetl ant1 tlie adtlitional tests
schetluled. The parties responsible for the seasonal tests should

return to the site to complete and document the tests as scheduled.

This scheduling is represented i n the commissioning plan.
Test Reporting Requirements. All measured data, data
sheets, ant1 a comprehensive summary describing the operation
of the systems at the time of the test should be submitted to the
commissioning authority or the owners representative. Sample
functional performance test reports should be included in the
commissioning specifications. Deviations from these contract
documents or design intent should be resubmitted and approved.
with a tlescriptioii included.
Systems constructed in accordance with contract documents but
having performance deficiencies not covered in these documents
force a decision as to whether modifications should be implemented
to bring the performance up to the design intent criteria or if the test
results should be accepted as submitted. If corrective work is performed, a decision must be made as to whether part or all of the
functional performance testing should be repeated and a revised
report submittetl.
After the performance of all systems is evaluated, the results of
tlie evaluation are included in the final commissioning report.
Verification Report. The final tabulated checklist data sheets
should be asseiiibletl i n a verification report and submitted to designated parties on the commissioning team for review. The verification report documents any unresolved deficiencies and may
suggest a method of correction. The responsible party should determine if verification is complete and whether building systems are
functioning i n accordance with the contract documents.
Documentation. Documentation procedures during the acceptance phase inclutle executing verification and functional perforniaiice tests forms, completing and assembling the final turnover
records. and developing the final commissioning report. The com~nissioningtlocumentation consists of the following:
Verification checklist data sheets
Functional performance test data records
Final commissioning report, (including a summary of all issues
resolved and unresolved)
As-built drawings and other records
Final updated operations nianuals and maintenance manuals
Systems manual (system operation description and final design
intent)
Training documents (inay include videotapes)
Final Accentance. For final acceotance. all documents should
be turned over to the owner. the final commissioning report should
be completed and submitted. and recommendation for acceptance of
tlie facility tleterminetl. Some acceptance procedures (such as offseason tests) niay not have yet been completed, but this should not
impede final acceptance.
The final commissioning report should indicate if the systems
have been completetl i n accordance with the contract documents
antl if the systenis are performing in accordance with the final
design intent document. Tlie report should identify and discuss any
substitutions, compromises, or variaiices between the final design
intent, contract documents, and as-built conditions. This report
should be used to evaluate the system and serve as a future reference
tlocument during operation of the systems. It should describe components antl performance that exceed design intent and those that do
not nieet design intent. The report inay make recommendations for
resolution.

Operations and Maintenance Training Program

Tlie objective of the O&M training program is to provide qualified technicians with tlie knowledge to operate and maintain building systems in accordance with design intent, manufacturers
recommeiiclatioiis, and procedures contained in the systems manual. The program should be detailed such that it can be repeated for
new and replacement personnel. Thorough documentation must be

41.6

1999 ASHRAE Applications Handbook (SI)

supplied for future training activities. Videotaped training sessions

may also be used to assist with future training.
The training program should be implemented as tlefined in the
commissioning plan. Training should be performed by parties with
specific expertise in each aspect of the building's systems.
Scope of Training. The training program should furnish a
thorough understanding of all equipment, components, systems.
and their operation, including appropriate how-to skills. Training
should include the following topics:

commissioning tlocuments plus :my updates from the coininissioniiig of previous modifications.
Post-Acceptance Coniniissioning Procedures. The tllree itlentifiable levels of post-acceptance coiiimissioiiing are as follows:

Use of the systems manual with an emphasis on

- Design intent
- Description, capabilities, and limitations of the systems
- Operation procedures for all modes of operation
- Acceptable tolerances for adjustments in all operating modes
- Procedures for dealing with abnormal conditions and
emergency situations for which there is a specified response
- Use of operation manuals
- Use of maintenance manuals
Recommended procedures for collecting antl interpreting specific
performance data
Specialized manufacturers' training programs

Major modifications will impact overall system characteristics

or performance through significant changes in design or central system capacities. Minor modifications do not anticipate such impiicts;
they will likely impact individual zones or rooms only.
Minor modifications require, as a minimum, the following:

Goal of 'kaining. The goal of training is to understand system

performance and the general theory of operation. This level of
understanding should typically include the following:
Theory of operation on
- Basic concepts of all pertinent systems
- Energy efficiency
- Indoor air quality
- Occupancy comfort
- Occupied versus unoccupied or partial occupancy
- Seasonal modes of operation
- Emergency conditions and procedures
System operating procedures
Operating parameters (i.e., setpoints, performance goals)
Use of the control system, including
- Sequence of operation
- Problem indicators
- Diagnostics
- Corrective actions
Use of reports and logs
Service, maintenance, diagnostics, and repair

Post-Acceptance C o m m i s s i o n i n g
Post-acceptance commissioning is the continued adjustment,
optimization, and modification of building systems to meet specitied requirements. It may be used on existing buildings or even on
a facility that has previously been commissioned. It includes updating documentation to reflect minor setpoint adjustment, maintenance and calibration, major modifications, and provision for
ongoing training of operations and maintenance personnel.
The objective of post-acceptance commissioning is to maintain
the performance throughout the useful life of the facility in accordance with the current design intent. The extent of post-acceptance
commissioning is determined by the scope of modifications and
occupancy changes that are made to the facility.
Post-acceptance commissioning stalts from the base of existing documents. This documentation includes all available original

Ongoing commissioning activities

Minor changes or modifications to systems antl changes tu
occupancy a d o r layout
Major modifications to the facility's layout antl/or system

Revision of as-built records. such as the final design intent

tlocument, systeins iiiant~al,operations ~nanuals,~ii:iiiiten:~~ice
manuals, and reports
Testing, adjusting, antl balancing of affected systems or sections
Training on operations antl niaintenance procedures that are
affected by the modifications
Major niodifications require the same efforts. expanded to suit
full commissioning of aiiy system or subsystem iinpactetl by modifications. Overall performance must be reestablishetl. When major
modifications are carried out, iiornial commissioning procedures
should be undertaken. For each level of m&lification. the impact of
planned alterations must be reviewed to ensure that a comfortable
environment and air quality stantlartls for the occupied portions UT
the facility are maintained.
Ongoing commissioning activities strive to sustain :I specific
level of performance and tlocumenratiun. Proper iiiainteiunce prugrams, training, and familiarization of the systems by the new operating staff are important to the support of the coinmissioning
process. For example, a stantlard niethod of recording antl responding to complaints should be in place antl used consistently.
As equipment and controls are replaced tllrough the ~ i i : ~ i ~ i t e ~ i i ~ ~ i c e
program. calibration and performance should be checked. tlocunieiits revised, and aiiy changes ur new equipment data sheets
included in the systems inanual.
Systems are periodically retestetl to measure and tlucuinent
their actual performance. Function:il perfurmance test (FFT)
checklists used in the acceptnnce phase and subsequent activities
should be a guide for retesting. Discrepancies between predicted
performance and actual performance anillor aii analysis of the
complaints received may indicate a need to re-evaluate the current design intent or to consider returning to the program phase
of commissioning.
Ongoing training includes refresher training of existing persunnel, training of new personnel, antl training of all personnel un
newly installed equipment or revised operating procedures. 11
should be consistent with the training provided by the original cummissioning process.
Documentation. Documentation is siniilar in scope tu the
requirements outlined for new construction coniinissioning. Where
documents exist they need to be maintained or upilated. Regardless
of the form, nature, antl scope of commissioning. a11 records (drawings, manuals, etc.) must be catalogued antl well referenced.