Vous êtes sur la page 1sur 18

tation, interviews building operators, and ensures that commission- the higher the risk of systems not performing

as intended. As
a gen- eral rule, all projects that include controls, energy management con- trol systems, pneumatic equipment, integrated
systems, HVAC-related plant equipment and air distribution systems ought to be commis- sioned. Systems that are considered
“complex” have: - Sophisticated controls and control strategies.
ing requirements are clearly spelled out in the project specifications. Steps in Level 2 commissioning include:
- Commissioning agent review of design documentation that clearly describes design intent and includes such details as
equipment specifications, sequence of operation, equipment submittals, setpoint schedules, occupancy schedules, and
manufacturers' per- - Complicated sequences of operation.
formance data.
Hak Cipta © 1999 oleh The McGraw-Hill Companies, Inc. Semua hak dilindungi undang-undang. Penggunaan produk
ini tunduk pada ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Time-Saver Standards: Part I, Architectural Fundamentals

Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
19 Building commissioning: a guide for architects
- Development and execution of prefunctional performance tests and checklists for each piece of equipment or system, or docu-
mentation of completed start-up tests. - Completion of rigorous functional performance tests (to test and verify such performance
indicators as capacity, efficiency, se- quence of operation, proper flows, and how other equipment in- fluences equipment
performance). - Verification that O&M manuals are complete, available and ac-
cessible on site. - Verification that operating staff have been trained to properly op- erate and maintain the equipment or
system and that they have been instructed on how the equipment or system is integrated with the rest of the building's systems. -
Development or verification of a preventive maintenance plan or service contract. (Service contracts should have a preventive
main- tenance component that goes beyond merely responding to trouble calls and needed repairs.) - Preparation of a final report
detailing the commissioning findings.
The commissioning process is integrated with the phases of the de- sign, construction, renovation, and retrofit processes. These
- Predesign phase. - Design phase. - Construction/installation phase. - Acceptance (project close-out) phase - Post
acceptance/occupancy phase
Table 1 shows how these phases correspond to construction and reno- vation project phase designations.
Table 1. Commissioning tasks corresponding to project phases
Time-Saver Standards: Part I, Architectural Fundamentals
The following discussion briefly describes the commissioning activi- ties associated with each phase of a project, emphasizing
the role of the commissioning agent. Given the importance of the architect's un- derstanding and administrative of the design and
building process, the critical commissioning steps to be coordinated during design are further detailed in the ensuing section,
“The commissioning process during design.”
Commissioning tasks during predesign phase The predesign phase is the ideal time for the owner to select a com- missioning
agent. Early selection allows the commissioning agent to play an advisory role during the conceptual process. It can also in-
crease buy-in for commissioning from other team members because the agent is involved from the beginning. Otherwise, the
team may view the commissioning agent as an outsider who does not really un- derstand the project.
Commissioning during the design phase The goal of commissioning during the design phase is to ensure that the efficiency and
operational concepts for building systems that were developed during programming are included in the final design. The main
commissioning tasks during this phase are compiling and re- viewing design intent documents, incorporating commissioning into
bid specifications, and reviewing bid documents.
The bid specifications developed during the design phase define the design intent of each system and include commissioning
requirements for the mechanical, electrical and controls contractors. Specifications should include any special equipment or
instrumentation that must be installed for obtaining measurements during performance testing. They should also describe the
responsibility that contractors will have for preparing operation and maintenance manuals for equipment installed. The
commissioning agent reviews these bid documents and all other design intent and contract documents.
During this phase, the commissioning agent can serve a significant role in developing a building's operation and maintenance
program or suggesting improvements for a program already in place. The agent interviews the facility manager to determine
operating staff ability and availability to operate and maintain building equipment and sys- tems. The commissioning agent also
reviews the design documents and drawings to ensure that equipment is accessible for maintenance.
Commissioning tasks during construction During this phase, the commissioning agent reviews contractor sub- mittals and
operation and maintenance manuals and may write test plans for each system and piece of equipment to be commissioned. The
agent also visits the construction site and notes any conditions that might affect system performance or operation.
Prefunctional testing, which ensures that equipment is properly in- stalled and ready for functional performance testing, occurs
during the construction phase. The commissioning agent approves and may oversee start-up and prefunctional testing and makes
sure that any deficiencies are remedied before functional testing begins.
The commissioning agent should involve the building operation staff in the prefunctional and functional testing as much as
possible. Doing so improves operator understanding of the proper operation of equip- ment and systems. It also provides
operators with valuable hands-on training in running and troubleshooting the equipment they will man- age. The commissioning
agent may write various reports during con- struction that document testing progress as well as deficiencies that may affect future
building performance.
Commissioning tasks during project close-out The functional performance tests written during the construction phase are
modified, if necessary, during the acceptance phase to reflect any changes in installations. The commissioning agent then uses the

to document and verify the proper operation of equipment and sys- tems according to the contract documents. Most often, the
commis- sioning agent directs the tests, but actual equipment operation during the tests is performed by subcontractors,
particularly the controls con- tractor. If corrective measures are required, the commissioning agent makes sure that they meet the
owner's criteria and the design intent. Acceptable performance is reached when equipment or sys- tems meet specified design
parameters under full-load and part-load conditions during all modes of operation, as outlined in the commis- sioning test plan.
The acceptance phase is complete when the facility has moved from the static construction state to operation free of deficiencies.
Control of the building may have been transferred from the design/construc- tion team to the owner and building operators prior
to the completion of the acceptance phase. Part of this transfer involves training build- ing operators in the operation and
maintenance of equipment and sys- tems. Preferably this training begins during the construction/installa- tion phase. If training
was not included in the construction/installa- tion phase, it should begin before the end of the acceptance phase.
In addition, the commissioning agent may oversee training sessions as specified in the bid documents that installing contractors,
design- ers and manufacturers' representatives will conduct. The agent also verifies that operation and maintenance manuals are
complete and available for use during the training sessions. Finally, if any modifi- cations to operation and maintenance practices
are made based on the training, the agent makes sure that the manuals are updated to reflect these changes. All building staff
responsible for operating and main- taining complex building equipment, especially energy management systems, should be
required to participate in the training.
Commissioning tasks during occupancy phase Even though the project is considered complete, some commission- ing tasks are
properly continued throughout the life of the building. These tasks include ensuring that equipment and systems continue to
function properly and documenting changes in equipment and build- ing usage. It may be appropriate to continue working with
the com- missioning agent at the beginning of this phase, so the agent can re- view and recommend methods for carrying out
these functions.
When performing testing during post-occupancy, the commissioning agent or test engineer must be careful not to void any
equipment war- ranties. The building owner should require that contractors provide the commissioning agent with a full set of
warranty conditions for each piece of equipment to be commissioned.
If any testing was delayed because of site or equipment conditions or inclement weather, this testing should be completed during
this phase. Any necessary seasonal testing should also be performed during post- acceptance. Although some testing of heating
and cooling systems can be performed under simulated conditions during the off-season, natural conditions usually provide more
reliable results. Simulation can be more expensive than testing under natural conditions. If the building is already occupied,
(especially if it is occupied 24 hours a day), simulation may be impossible. Owners should consider recom- missioning their
facilities periodically under all seasonally conditions to ensure that performance levels continue to meet design intent.
Additionally, commissioning of systems considered as “whole build- ing assemblies” may be appropriate, including HVAC,
lighting, con- trols and contingent architectural elements (such as windows, furni- ture and/or operable shading), in that the
combination of system ele- ments may impose special conditions not anticipated when compo- nents are considered individually.
5 The commissioning process during design Survey reports of owners and professionals who have participated in commissioning
projects consistently report that all respondents felt
23 Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Building commissioning: a guide for architects 19
commissioning should begin earlier—in the design phase. This re- mainder of this article details the process and procedures for
commis- sioning during design, and the responsibilities of the architect, design engineers, owner and commissioning agent.
The design team needs clear objectives for performing commission- ing-focused quality assurance procedures on its design and
for devel- oping drawings and specifications that facilitate commissioning dur- ing the construction phase, including clear and
complete commission- ing specifications. This process requires that a commissioning agent perform additional design reviews
focusing on specific areas that are critical to the success of the commissioning process and areas where problems are frequently
Objectives of commissioning during design Commissioning during design is intended to achieve the following objectives:
• Provide commissioning-focused design review.
• Ensure that the design and operational intent are clearly docu- mented and followed.
• Ensure that commissioning for the construction phase is adequately reflected in the bid documents.
• Commissioning during design facilitates the construction-phase commissioning and provides some additional design review in
areas of special concern to the owner. (Commissioning during design, as described here, is not intended to provide quality assur-
ance for the entire design process, although if rigorous design re- view options were chosen it could approach that).
Commissioning responsibilities during design The commissioning process during design is illustrated in Fig. 2 and enumerated in
Table 2. The following tasks comprise the commis- sioning work during design:
Fig. 2. Commission activities during design
Time-Saver Standards: Part I, Architectural Fundamentals
19 Building commissioning: a guide for architects

Time-Saver Standards: Part I, Architectural Fundamentals
Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Table 2. Commissioning roles and responsibilities during design

Building commissioning: a guide for architects 19
• Coordinate the commissioning activities.
any company design guides or standards of the owner for specified
• Finalize the design phase commissioning plan.
areas. Owners should not assume that the commissioning agent is an expert in all areas. The commissioning agent or owner may
• Perform a review of design development.
tract to specialized experts for review in areas where the owner wants
• Develop clear and comprehensive design documentation.
review, but where the commissioning agent is not qualified. Some topic areas that are suggested for consideration in the design
• Develop the draft commissioning plan for the construction phase
at this stage are:
• Develop commissioning specifications for the construction bid
- Commissioning facilitation. Input regarding making the
building documents.
easier to commission. (see details below).
• Perform a final review of the drawings and specifications
- Energy efficiency. General efficiency of building shell, building
In Table 2, each of these tasks is listed with associated subtasks. The table indicates which design team members are responsible
for each task and indicates the member typically assigned to lead the task.
layout, HVAC system types, and lighting system type. - Operations and Maintenance (O&M). How building O&M can be
made easier (accessibility and system control).
Task 1. Coordinate the commissioning during design The commissioning agent, a member of the A/E team or one of the owner's
staff, handles overall coordination of the commissioning during design. The agent begins by coordinating the effort to docu-
- Indoor Environmental Quality (IEQ). How thermal, visual, acous-
tical comfort or air quality can be improved. - Functionality. How the design can be changed to improve func-
tionality for occupants/tenants. ment the initial design
intent and finalizing the design phase commis- sioning plan. The commissioning agent holds a kick-off meeting with the design
team as soon as the mechanical and electrical design- ers are selected and after the Commissioning Plan has been finalized (Task
- Environmental Sustainability. How the building materials and sys- tems and landscaping, construction and maintenance
practices can impose less of an impact on the environment. - Life Cycle Costs. Life cycle assessment of options relative to en-
ergy efficiency, O&M, IEQ or functionality. At this
meeting, the commissioning agent outlines the roles and re- sponsibilities of the project team members and reviews the commis-
sioning plan outline and schedule. Team members provide comment on the plan and schedule, and the commissioning agent uses
these suggestions to complete the final commissioning plan. The commis- sioning agent attends selected design team meetings to
review the design and note potential system performance problems. The com-
Although the commissioning agent may review items as listed above, they are not responsible for design concept, design criteria
or compli- ance with codes. These responsibilities ultimately reside with the A/ E. The results of the commissioning facilitation
review are documented and submitted to the design phase commissioning coordinator and forwarded to the design team members
who issue a written response. missioning agent recommends changes to improve energy efficiency, operation and maintenance,
and equipment reliability. Making these changes during the design phase, rather than after construction be- gins, saves money in
the long run.
Commissioning facilitation One of the primary tasks for the commissioning agent is reviewing the design documents to facilitate
commissioning during construc- tion. The construction-phase commissioning process can be made Task 2. Finalize the design
phase commissioning plan The commissioning coordinator for the design phase makes clarifica- tions and changes to the original
design phase Commissioning Plan (provided by the owner during the request for proposal stage) and submits it to the architect,
the commissioning agent and the owner's design representative for approval. This final plan guides the com- missioning work
during design. The plan contains:
easier and more effective if certain features are included in the de- sign. The added up-front costs for most of these features can
be justi- fied because they reduce the cost of commissioning, allow for a better commissioning job and reduce the O&M costs for
the building. Be- low is a list of some of these features. Not all are addressed in detail in the design development review.
However, they should be brought to the attention of the A/E at this time, so that they can be incorporated during the construction
documents phase. - Description of the objectives of the design-phase commissioning.
- Clear and rigorous design documentation, including
detailed and - list of players, roles and task responsibilities.
complete sequences of operation.
- Outline of the management structure.
- An HVAC fire and emergency power response matrix that lists all
- Description of how the plan will be implemented.
equipment and components (air handlers, dampers, valves) with their status and action during a fire alarm and under emergency -
Schedule timeline.
power. - Specific details about design reviews.
- Access for reading gages, entering doors and panels,
observing - List of systems and components being commissioned.
and replacing filters, coils, etc.
- Design documentation and reporting formats.
- Methods for the development of a draft construction phase com- missioning plan and for the final construction phase
commission- ing specifications.
- Required isolation valves, dampers, interlocks, and piping to al- low for manual overrides, simulating failures, seasons and
other testing conditions. - Sufficient monitoring points in the building automation system (BAS) , even beyond that necessary to
control the systems, to Task 3. Perform a design development review.
facilitate performance verification and O&M. At the
end of design development, the commissioning agent reviews the design along with the other design team members. The
commis- sioning agent compares the design with the interests and needs of the owner as identified in the programming report or
the design intent
- Adequate trending and reporting features in the BAS. - Pressure and temperature (P/T) plugs close to controlling for verifying
their calibration.
document of the programming and conceptual design phases. The
- Pressure gages, thermometers and flow meters in
strategic areas commissioning agent may also compare the proposed design against
for verifying system performance and ongoing O&M.
Hak Cipta © 1999 oleh The McGraw-Hill Companies, Inc. Semua hak dilindungi undang-undang. Penggunaan produk
ini tunduk pada ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Time-Saver Standards: Part I, Architectural Fundamentals

19 Building commissioning: a guide for architects
- Pressure and temperature (P/T) plugs at less critical areas or
- Ventilation requirements. on smaller equipment where
gages and thermometers would be over-kill.
- Specification of the location and criteria for the VAV duct static pressure sensor and chilled water differential pressure sensor.
Time-Saver Standards: Part I, Architectural Fundamentals
- Envelope requirements. - Equipment sizing calculations and criteria. - All sequences of operation.
- Adequate balancing valves, flow metering and control stations
- Energy efficiency control strategies. and control system
functions to facilitate and verify reliable test
- Design intent for all efficiency measures. and balance.
- Reference to pertinent local or state compliance
documents. - Clear and complete commissioning specifications for the construc-
tion phase. - Complete O&M documentation requirements in the specifications.
Basis of design The basis of design is the documentation of the primary thought pro- cesses and assumptions behind design
decisions that were made to - Complete training requirements in the specifications.
meet the design intent. The basis of design describes the
systems, - Review entire document and building information management plan from design through construction and turnover to
ensure ad- equacy and compliance with the owner's program.
components, conditions and methods chosen to meet the intent. Some reiterating of the design intent may be included. The
following should be included in the basis of design:
Task 4. Develop design documentation. Specifically identifying and developing the design intent and basis of design provides
each party involved, at each respective stage, an un- derstanding of the building systems. This allows team members to perform
their respective responsibilities regarding the design, con- struction or operation of the building.
Specific description of systems, components and methods for achiev- ing the design intent objectives. (For example, for a rooftop
air condi- tioning unit include: why this system was chosen above others, de- tails of size, efficiencies, areas served, capacity
control details, com- pressors, coils, dampers, setpoints, filters, economizers, minimum ven- tilation control, control type, noise
and vibration criteria, tie-in to other systems, sequences of operation under all modes of operation, and The design documentation
differs from traditional specifications in
control strategies). that it provides a more narrative
description of the system or issue and “frames” the issue or building component with clear and useful
- Equipment maintainability. background information.
However, design documentation often in-
- Fire, life, safety: criteria, general strategy narrative and
detailed cludes parts of specifications. In general, specifications detail what is
sequences. to be done on a component level, while
design documentation ex- plains why something is done and, in general terms, how design and operating objectives will be
accomplished. Sections of the design
- Emergency power control and function.
- Energy performance. documentation can look like
specifications, especially where tasks
- Ventilation strategies and methods. depart from
conventional practice, for example, energy efficient de- sign and construction.
- Complete sequences of operation, including setpoints and control
parameters. For the purposes of building
commissioning, design documentation includes the salient information from the programming report, the conceptual design phase
and from the design and construction pro-
- Schedules. - Codes and standards applicable. cess necessary to guide the design, verify compliance during con-
- Primary load and design assumptions. struction and aid
building operations. Design documentation consists of two dynamic components: design intent and the basis of design.
- Diversity a used in sizing. - Occupant density and function. Design intent The design intent is a dynamic document that
provides the explana- tion of the ideas, concepts and criteria that are considered to be very
- Indoor conditions (space temperature, relative humidity, lighting
power density, ventilation and infiltration rates).
important to the owner. It is initially the outcome of the programming
- Outdoor conditions. and conceptual design phases. The
design intent document should cover the following, for each system, major component, facility and area:
- Glazing fraction, U-value and shading coefficient.
- Objectives and functional use of the system, equipment or
Information of secondary importance to the commissioning and op- eration of the building should be documented by the design
team, but is not normally included in the design documentation described here - General quality of materials and construction.
or included in the O&M manuals (such as wall R-values,
thermal mass, - Occupancy requirements. - Indoor environmental quality, IEQ (space temperature, relative humidity, indoor air
quality (IAQ), noise level, illumination level).
and other energy performance assumptions). These values may be of interest in computer simulation of energy analysis, which
may be com- pared to future monitored performance.
- Performance criteria (general efficiency, energy and tolerances of
the IEQ objectives). - Budget considerations and limitations.
The detail of both the design intent and basis of design increase as the design process progresses, as described in Table 3. In the
beginning, the design documentation required is primarily a narrative of the build- ing system descriptions, the purpose of the
systems, how the systems - Restrictions and limitations of system or facility. - Very general system description.
will meet those objectives and why this system or method was chosen above others. As the design process progresses, the design
documen- tation includes the basis of design, a specific description of the sys- - Internal loads assumptions.
tem and components, its function, how it relates to other
systems, - Zoning descriptions.
sequences of operation, and operating control parameters.

Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.

The initial design intent from the programming phase is developed by the architect with review by the entire design team and
commission- ing agent. The architect, or other assigned party, acts as the design documentation task leader and coordinates the
creation of the full design documentation by the design team. Each member of the team provides the written basis of design and
detailed sequences of opera- tion for the areas of design that are their responsibility. They submit the documentation in parts to
the task lead at the pre-determined phases of design. The architect, task leader and commissioning agent review, comment on and
approve the submissions. US Department of En- ergy (1996) contains an example of a format for combining the de- sign intent
and basis of design into one document. It also discusses the timeline for developing various parts of the documentation.
The following parts of the design intent and basis of design should be selected from the project documentation and included as an
integral part of the bid specifications:
- A design narrative describing the system in general. - The objectives of each system and its functional use. - The full sequence
of operations under all modes and conditions. - The setpoints and operating parameters. - Performance criteria and applicable
codes and standards. - Design team members prepare a final as-built copy to be included in the O&M manuals at the end of
construction. At minimum, this documentation should cover the systems going to be commissioned.
Task 5. Develop draft commissioning plan for construction When the drawings, specifications (not including commissioning
specifications) and design documentation are sufficiently complete (say, 50% to 75%), the commissioning agent develops the
draft com- missioning plan for the project. The plan contains a list of the systems and specific equipment and components to be
commissioned and the general modes to be tested with the probable testing method. In addi- tion, sections of standard language
regarding process, responsibili- ties, O&M documentation, training and scheduling are included.
When completed, this first draft of the commissioning plan provides the general scope for the development of the construction
27 Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Building commissioning: a guide for architects 19
Table 3. Progress of design documentation
sioning specifications (Task 7). After all drawings and specifications are complete, the commissioning agent updates the
construction-phase commissioning plan. This draft of the commissioning plan should be included as part of the construction bid
documents. The owner's rep- resentatives review both drafts of the plan and the commissioning agent makes recommended
changes. Refer to the additional references listed below for further details and examples of commissioning plans.
Task 6. Develop commissioning specifications Commissioning specification bid documents are developed by mem- bers of the
design team as part of the commissioning process during design. The specifications provide information that allows those bidding
on the project to understand clearly how the commissioning process works and specifically what role they have in the process.
They provide the requirements and process for properly executing the commissioning work with sufficient detail and clarity to
facili- tate enforcement.
The commissioning specifications provide the bidders with a clear description of the extent of the verification testing required.
They de- tail testing requirements including what to test, under which condi- tions to test, acceptance criteria and acceptable test
methods. The docu- mentation, reporting, general scheduling requirements should also be included. The specifications should
name the party responsible for writing, executing, witnessing and signing-off tests. The specifica- tions should also outline the
relationship between start-up, prefunctional checklists, manual functional performance tests, con- trol system trend logs and
stand-alone data logging. The inclusion of example tests and checklists is recommended. The specifications should also detail the
operator training and the O&M documentation and O&M plan requirements. Detailed specific functional test proce- dures are not
necessarily required prior to bidding. They may be de- veloped during the construction phase, if the other testing details pre-
viously listed are included in the specifications.
The responsibilities for developing the individual sections of the com- missioning specifications are listed above in Table 2. The
commis- sioning agent coordinates the commissioning specification effort and provides assistance as needed to all team
members. Each team mem- ber submits the complete specification of any division with references
Time-Saver Standards: Part I, Architectural Fundamentals
19 Building commissioning: a guide for architects
to commissioning to the commissioning agent and to the owner's con-
- Indoor environmental quality. Review to ensure that
systems re- struction representative for review. Each page should contain the file
lating to thermal, visual, acoustical, air quality
comfort and air name and date of the document. Areas where the commissioning speci-
distribution are in accordance with design intent.
fications deviate significantly from any guide specifications should be recorded. The commissioning agent reviews the
specifications and provides written comments to each designer who edits and resubmits the specifications.
Time-Saver Standards: Part I, Architectural Fundamentals
- Environmental sustainability. Review to ensure that the building materials, landscaping, use of water resources and waste
manage- ment are in accordance with the design intent. - Functionality for tenants. Review to ensure that the design meets Task
7. Perform a review of drawings and specifications.
the functionality needs of the tenants. The
commissioning agent reviews the full set of Construction Docu- ments and specifications when approximately 50% and 95%
com- plete, along with the traditional design team members. The parts of this review that deal with commissioning specifications
will have been completed in Task 6.
The commissioning agent compares the design with the interests and needs of the owner as identified in the programming report
and the
- Review of engineering assumptions. Review the engineering as- sumptions relating to equipment sizing, energy efficiency deci-
sions and HVAC cost-benefit calculations. - Life cycle costs. Perform a life cycle assessment of the primary competing systems
relative to energy efficiency, O&M, IEQ and functionality.
design intent document. The commissioning agent also compares the
Design to facilitate operation and maintenance proposed
design against any company standards or guides for areas specified by the owner. The commissioning agent may also identify
any improvements in areas not specifically mentioned in the com-
The owner, facility manager, and commissioning agent can help to establish provisions in the building design to ensure that the
benefits gained from commissioning persist over time. Some of these prac- pany standards.
tices include:
The commissioning agent is not responsible for design concept, de- sign criteria or compliance with codes. The commissioning
agent does
- Establishing and implementing a preventive maintenance program
for all building equipment and systems. not verify the
designers' calculations or proof schematics or layouts
- Reviewing monthly utility bills for unexpected changes
in build- in detail nor perform the constructibility review unless specifically
ing energy use. assigned. For example, the
commissioning agent does not verify ap- propriate pipe or duct sizing, but may provide comments on unusu- ally tight or
restrictive duct layouts and bends or a poor location of a static pressure sensor. As in the design development review, commis-
sioning agents should only review design in areas where they have
- Using energy accounting software to track building energy use. - Tracking all maintenance, scheduled or unscheduled, for each
piece of equipment. Periodic reviews of these documents will often in- dicate whether certain pieces of equipment require tuning
up. expertise. The commissioning agent or owner may sub-contract to specialized experts for review in areas where the owner
wants review that the commissioning agent is not qualified to conduct.
- Updating building documentation to reflect current building us-
age and any equipment change-outs. - Establishing an indoor air quality program for the building. This review is documented in
writing and submitted to the design phase commissioning coordinator and forwarded to the design team
- Assessing operator training needs annually.
members who issue a written response. The commissioning specifi-
To provide for successful operation and maintenance
begins in the cation review is detailed in Task 6.
design phase of a project. Building owners and architects have begun to recognize the importance of soliciting input from
operation and Highest priority items for review at this stage are:
maintenance staff during the early stages of building design. Building
- Commissioning specifications. Verify that bid documents ad- equately specify building commissioning and that there are ad-
equate monitoring and control points specified to facilitate com- missioning and O&M.
operation and maintenance staff can make design recommendations that facilitate good operation and maintenance practices. The
more convenient it is for staff to perform regular checks and maintenance on building systems, the better building performance
needs can be met and costly maintenance can be avoided. - Commissioning facilitation. The commissioning agent should pro-
vide input regarding making the building easier to commission. (see details in the Commissioning Facilitation section above).
Examples of design recommendations by which an architect's design can help simplify operation and maintenance are:
- Control system & control strategies. Review HVAC, lighting, fire control, security control system, strategies and sequences of
- Provide clear access to service and maintain all critical points of a
buildings systems. eration for adequacy and efficiency.
- Provide ground floor access to the chiller room through
a con- - O&M documentation. Verify that building O&M plan and docu-
nected loading dock. mentation requirements specified
are adequate.
- Provide one or more roll-up doors of sufficient size to permit re-
- Training Requirements. Verify that operator training requirements
specified are adequate.
moval and replacement of separate elements without having to disassemble adjacent equipment.
Other items recommended for review include:
- Provide sufficient clearance and illumination on all sides of the equipment to perform all maintenance, including regular
- Component energy efficiency. Review for adequacy of the effi-
- Install hoist or crane equipment over banks of heavy
equipment, ciency of building shell components, HVAC systems and lighting
such as chillers. systems.
- Install sufficient valves to permit the isolation of an
individual - Operations and maintenance. Review for effects of specified sys-
system elements without having to shut down the entire
system. tems and layout toward facilitating O&M (equipment accessibil-
- Install walkways around elevated equipment. ity, system
- Provide roof access with adequate openings via stairs, not ladders.

Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.

Building commissioning: a guide for architects 19
- Provide clearly accessible and easily used monitoring, for example,
to evaluate the performance of individual system elements.
6 Summary A joint effort by the architect, mechanical and electrical designers, owner representatives and the commissioning
agent is required for building commissioning, a process that is ideally begun during design (See Fig. 3 on following page).
Commissioning during the design phase includes design reviews by the commissioning agent. These reviews focus principally on
facili- tating commissioning during the construction phase but are also es- sential to evaluate areas of special concern to the
owner and the de- sign team. Through a team effort, commissioning specifications for the construction phase are developed to
provide the construction con- tractors with information necessary to bid the commissioning tasks and to execute them properly.
This process will improve the quality of the installation of the building systems and ensure that the design intent and owner's
operational needs are met.
Additional references ASHRAE. 1996. “The HVAC Commissioning Process.” ASHRAE Guidelines 1-1989R Public Review
Draft. Atlanta, GA: American Society of Heating, Refrigerating and Air-Conditioning Engineers.
Elovitz, Kenneth M. 1994. “Design for Commissioning.” ASHRAE Journal. October 1994. Atlanta, GA: American Society of
Heating, Refrigerating and Air-Conditioning Engineers.
Heinz, John and Rick Casault. 1996. The Building Commissioning Handbook. Alexandria, Virginia: Association of Higher
Education Facilities Officers.
Herzog, Peter. 1997. Energy-Efficient Operation of Commercial Build- ings: Redefining the Energy Manager's Job. New York:
NEEB. 1993. Procedural Standards for Building Systems Commis- sioning. First Edition. Rockville, Maryland: National
Environmental Balancing Bureau.
PECI. 1992. Building Commissioning Guidelines. Second Edition. Prepared for Bonneville Power Administration. Portland,
Oregon: Portland Energy Conservation, Inc.
PECI. 1993-1996. Proceedings (annual) National Conferences on Building Commissioning. Portland, Oregon: Portland Energy
Con- servation, Inc.
Tseng, Paul C. 1994. “Design Quality Control: The Real Challenge for Commissioning for Designers,” Proceedings Fourth
National Con- ference on Building Commissioning. Portland, OR: Portland Energy Conservation, Inc.
US Army Corps of Engineers. 1995. Engineering and Design Sys- tems Commissioning Procedures. Publication ER1110-345-
723. Wash- ington, DC: US Army Corps of Engineers.
US Department of Energy. 1996. Model Commissioning Plan and Guide Specifications. Prepared by Portland Energy
Conservation, Inc. for US DoE Region 10. To order an electronic version, call NIST 1- 800-553-6847.
Hak Cipta © 1999 oleh The McGraw-Hill Companies, Inc. Semua hak dilindungi undang-undang. Penggunaan produk
ini tunduk pada ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Time-Saver Standards: Part I, Architectural Fundamentals

19 Building commissioning: a guide for architects

Time-Saver Standards: Part I, Architectural Fundamentals
Copyright © 1999 by The McGraw-Hill Companies, Inc. All rights reserved. Penggunaan produk ini tunduk pada
ketentuan Perjanjian Lisensi. Klik di sini untuk melihat.
Fig. 3. Commissioning tasks (after ASHRAE 1995)