1.c Commissioning

Employ commissioning tailored to the size and complexity of the building and its system components in order to optimize and verify performance of building systems. Commissioning should be led by an experienced commissioning provider who is independent of the project design and construction team and the operations team. At a minimum, commissioning should include a commissioning plan, verification of the installation and performance of systems being commissioned, and a commissioning report that confirms identified issues were appropriately addressed. Follow EISA 2007 section 432 and associated Federal Energy Management Program (FEMP) commissioning guidance.

Requirements:

Complete all nine (9) requirements (as applicable).

Submit the design documentation requirements for ASHRAE 189.1 Section 10.3.1.2.1 Activities Prior to Building Permit.
- Assessment Guidance: Documentation as described per10.3.1.2.1(c) (ASHRAE 55 Section 6.2) is not required. Compliance with IgCC 2018 Section 1001.3.1.2.2 Cx Activities Prior to Building Permit may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - Designated project commissioning authority (CxA)
  - Owner's Project Requirements (OPR)
  - Design team's Basis of Design (BOD)
  - Project specifications including construction phase commissioning requirements
  - Other contract documents including construction phase commissioning requirements
  - Commissioning plan
- References:
  - 2018 IgCC Section 1001.3.1.1.1.1 Activities Prior to Building Permit for Facilities Using the FPT Process
  - 2018 IgCC Section 1001.3.1.2.2 Cx Activities Prior to Building Permit
  - ASHRAE 189.1 Section 10.3.1.2.1 Activities Prior to Building Permit
The CxA has conducted a focused OPR review of the contract documents at or near 50% design completion.
- Required Documentation:
  - Owner’s project requirements (OPR)  Design review report
- References:
  - 2018 IgCC Section 1001.3.1.2 Building Project Commissioning (Cx) Process
  - 2018 IgCC Section 1001.3.1.3.2 Design Review Report
  - ASHRAE 189.1 Section 10.3.1.2.1 Activities Prior to Building Permit
The CxA has conducted a second, focused OPR review of the final contract documents.
- Required Documentation:
  - Owner’s project requirements (OPR)
  - Final Cx report
- References:
  - 2018 IgCC Section 1001.3.1.3.4 Final Cx Report
  - ASHRAE 189.1 Section 10.3.1.2.1 Activities Prior to Building Permit
Submit the contract documentation requirements for ASHRAE 189.1 Section 10.3.1.2.2 Activities Prior to Building Occupancy.
- Assessment Guidance: Compliance with IgCC 2018 Section 1001.3.1.1.1.2 Activities Prior to Building Occupancy for Facilities Using the FPT Process OR Section 1001.3.1.2.3 Cx Activities Prior to Building Occupancy may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - Construction checklist and verification
  - Owner's Project Requirements (OPR)
  - Preliminary commissioning report
  - System manual, including O&M documentation
- References:
  - 2018 IgCC Section 1001.3.1.1.1.2 Activities Prior to Building Occupancy for Facilities Using the FPT Process
  - 2018 IgCC Section 1001.3.1.2.3 Cx Activities Prior to Building Occupancy
  - ASHRAE 189.1 Section 10.3.1.2.2 Activities Prior to Building Occupancy
Submit the contract documentation requirements for ASHRAE 189.1 Section 10.3.1.2.3 Post-Occupancy Activities.
- Assessment Guidance: Compliance with IgCC 2018 Section 1001.3.1.2.4 Post-occupancy Cx Activities may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - Commissioning plan
  - Owner's Project Requirements (OPR)
  - Final Commissioning Report
- References:
  - 2018 IgCC Section 1001.3.1.2.4 Post-occupancy Cx Activities
  - ASHRAE 189.1 Section 10.3.1.2.3 Post-occupancy Activities
Submit the contract documentation requirements for ASHRAE 189.1 Section 10.3.1.2.4 Systems.
- Assessment Guidance: Compliance with IgCC 2018 Section 1001.3.1.1 Building Systems FPT OR Section 1001.3.1.2.1 Systems to be Commissioned may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - Contract documentation
- References:
  - 2018 IgCC Section 1001.3.1.1 Building Systems FPT
  - 2018 IgCC Section 1001.3.1.2.1 Systems to be Commissioned
  - ASHRAE 189.1 Section 10.3.1.2.4 Systems
Submit the contract documentation requirements for ASHRAE 189.1 Section 10.3.1.2.5 Building Envelope Airtightness.
- Assessment Guidance: Compliance with IgCC 2018 Section 1001.3.1.3.5 Building Envelope Airtightness may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - System Manual
  - Final Commissioning Report
- References:
  - 2018 IgCC Section 1001.3.1.3.5 Building Envelope Airtightness
  - ASHRAE 189.1 Section 10.3.1.2.5 Building Envelope Airtightness
Submit the contract documentation requirements for ASHRAE 189.1 Section 10.3.1.2.6 Documentation.
- Assessment Guidance: Compliance with IgCC 2018 Section 1001.3.1.1.1.3 Documentation (FPT) OR Section 1001.3.1.10.2 Documentation may be completed in lieu of ASHRAE 189.1.
- Required Documentation:
  - System Manual
  - Final Commissioning Report
- References:
  - 2018 IgCC Section 1001.3.1.1.1.3 Documentation (FPT)
  - 2018 IgCC Section 1001.3.1.10.2 Documentation
  - ASHRAE 189.1 Section 10.3.1.2.6 Documentation
Submit an electronic O&M Manual (hard copy optional).
- Assessment Guidance: An "O&M Manual" is an Operations and Maintenance (O&M) Manual that encompass all operating aspects of the building that have an impact on its surrounding environment and occupants.
- Required Documentation:
  - Electric O&M Manual (hard copy optional)
- References:
  - 2018 IgCC Section 1001.3.1.1.1.2(c) Activities Prior to Building Occupancy for Facilities Using the FPT Process
  - 2018 IgCC Section I201.7 Systems Manual
  - ASHRAE 189.1 Section 10.3.1.1.2(c) Activities Prior to Building Occupancy
  - ASHRAE 189.1 Section 10.3.1.2.2(d) Activities Prior to Building Occupancy

Assessment Guidance:

During the design phase, the CxA must review the OPR, design documents and any Basis of Design (BOD) documents assembled by the design team. The design document reviews focus on the “big picture”, focusing on operability, accessibility, maintainability, efficiency, coordination between systems and controls. Approximately one-third of commissioning field problems can be traced back to design, so this process is key. The CxA must also help prepare commissioning related specifications for the design team, develop pre-functional checklists and functional performance tests for all equipment to be commissioned, and finalize the Commissioning Plan. Specification sections related to commissioning are typically included in the Division 01 sections (listing checklists, prerequisites to testing, testing requirements and reports) and also in individual sections in Divisions 02 through 48 (stating which systems are to be commissioned and requirements for contractors to complete checklists and performance tests). The CxA will also develop training and systems manual requirements.

The construction phase is where the largest amount of commissioning work takes place. The CxA’s activities will include:

Reviewing submittals against the Commissioning Plan, OPR, and BOD
Revise the OPR, Commissioning Plan and schedule, if necessary
Document construction observations on site and compile these into a commissioning issues log and photo log
Review pre-functional test checklists completed by contractors
Conduct Functional Performance Testing of equipment and systems
Develop a systems manual that includes operations and maintenance manuals for commissioned equipment

During this time, the CxA might also meet with the designers and contractors to review complex systems such as the BAS and sequence of operations. Once all the above activities are complete, the CxA will develop and distribute the Commissioning Report.

Close-out documents for typical new construction projects include what may be often be referred to as an Operations and Maintenance (O&M) Manual. Electronic O&M Manuals (hard copy optional) for green and sustainable buildings need to encompass all the operating aspects of the building that have an impact on its surrounding environment and occupants. Simply because a building was built green does not mean it will operate in an environmentally friendly fashion unless thorough operating procedures are in place as soon as the building is occupied. Conventional practices may provide O&M Manuals that include mainly HVAC equipment. Manuals of this type are useful but are not sufficient to ensure the building staff can successfully operate the building post-construction.

This requirement is meant to address the building’s overall operating procedures, not solely the engineered systems.

All management plans and policies should include who the responsible parties are, including any outside vendors, what actions will be taken as part of the plan, why the actions are environmentally preferable versus standard operating procedures and any tracking or verifying documentation that will be required. The Assessor will look for submission of an electronic Operations and Maintenance Manual (hard copy optional) that clearly notes each of the site management items it addresses. The Assessor will also be checking to ensure each management plan or policy is complete.

Requirements:

Assessment Guidance:

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