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Commissioning Support Procedures

Document Type: Procedure
Version: 1.0
Last Updated: February 2026
Distribute To: Project Managers, Superintendents, MEP Coordinators

Purpose​

Establish procedures for supporting the commissioning process to ensure building systems perform as designed.

What is Commissioning?​

Commissioning (Cx) is a systematic process to verify that building systems perform according to:

  • Design intent
  • Contract documents
  • Owner requirements
  • Applicable codes

Systems Typically Commissioned:​

  • HVAC
  • Electrical
  • Plumbing
  • Fire protection
  • Building automation
  • Lighting controls
  • Elevators
  • Life safety

Commissioning Phases​

Phase 1: Pre-Design (Owner)​

  • Develop OPR (Owner's Project Requirements)
  • Select Cx agent
  • Define Cx scope

Phase 2: Design​

  • Review design for OPR compliance
  • Develop Cx specifications
  • Create Cx plan

Phase 3: Construction​

  • Verify submittals
  • Verify installation
  • Functional testing
  • Issue resolution

Phase 4: Occupancy​

  • Seasonal testing
  • Training
  • Performance monitoring
  • Warranty support

Contractor Responsibilities​

General Responsibilities:​

TaskResponsibility
CoordinationCoordinate subs with Cx agent
SchedulingInclude Cx in schedule
DocumentationProvide required submittals
CorrectionsCorrect deficiencies
SupportSupport testing activities

Submittal Requirements:​

  • Equipment submittals
  • Control sequences
  • O&M manuals
  • As-built drawings
  • Test reports
  • Certificates

Pre-Functional Checklists:​

  • Verify installation complete
  • Startup procedures followed
  • Equipment operational
  • Ready for testing

Coordination with Cx Agent​

Who is the Cx Agent?​

  • Third-party commissioning authority
  • Reports to owner
  • Independent of design and construction

GC Coordination:​

Schedule Coordination:

  • Include Cx activities in schedule
  • Allow adequate time
  • Coordinate with substantial completion

Access Coordination:

  • Provide access for inspections
  • Arrange for trade support
  • Coordinate testing times

Documentation:

  • Provide requested documents
  • Track Cx issues
  • Document corrections

Functional Testing​

What is Functional Testing?​

Verification that systems operate per design under various conditions

Testing Requirements:​

HVAC Testing:

  • Airflow measurements
  • Temperature control
  • Sequences of operation
  • Setpoints and schedules
  • Economizer operation
  • Alarms

Electrical Testing:

  • Load testing
  • Transfer switch testing
  • Emergency power
  • Lighting controls

Plumbing Testing:

  • Flow rates
  • Temperature control
  • Backflow prevention

BAS Testing:

  • Point verification
  • Sequence verification
  • Alarms and trends
  • Integration

Supporting Testing:​

Contractor Provides:

  • Trade personnel for testing
  • Equipment access
  • Test instruments (per spec)
  • Cooperation and time

Issue Resolution​

Cx Issues:​

When Cx agent identifies deficiency:

  1. Issue logged
  2. Contractor notified
  3. Correction made
  4. Verification performed
  5. Issue closed

Issue Tracking:​

IDSystemDescriptionPriorityAssignedStatus

Issue Resolution Responsibilities:​

Issue TypeResponsibility
Installation deficiencyCorrect and re-test
Equipment deficiencyCoordinate with supplier
Design deficiencyRFI to design team
Sequence issueCoordinate with controls

Training​

Contractor Responsibilities:​

Coordinate Training:

  • Schedule with owner
  • Ensure trainers available
  • Provide training materials

Training Requirements:

SystemTrainerDuration
HVACInstalling contractorPer spec
BASControls contractorPer spec
Fire alarmInstalling contractorPer spec
ElevatorsInstalling contractorPer spec

Documentation:

  • Attendance records
  • Training materials
  • Video (if required)

Commissioning Schedule​

Typical Sequence:​

Construction
    ↓
Pre-Functional Checklists (systems complete)
    ↓
Startup (equipment operational)
    ↓
Functional Testing (systems verified)
    ↓
Deficiency Correction
    ↓
Re-Testing
    ↓
Training
    ↓
Substantial Completion
    ↓
Seasonal Testing (post-occupancy)

Schedule Considerations:​

  • Allow adequate time
  • Sequence testing logically
  • Weather considerations (HVAC)
  • Owner occupancy needs

Documentation Requirements​

Provide to Cx Agent:​

DocumentTiming
Equipment submittalsAfter approval
Sequences of operationAfter approval
Startup reportsAt startup
Test & balance reportAt completion
As-built drawingsAt completion
O&M manualsAt completion
WarrantiesAt completion

Enhanced Commissioning​

LEED Commissioning:​

  • Fundamental Cx (prerequisite)
  • Enhanced Cx (additional credit)
  • Monitoring-based Cx
  • Envelope Cx

Enhanced Cx Adds:​

  • Design review
  • Contractor submittal review
  • Seasonal testing (10 months)
  • O&M manual review
  • Monitoring plan
  • Closeout Procedures
  • O&M Manual Requirements
  • Submittal Process
  • Punch List Management

Template provided by support.construction. Commissioning ensures systems work as intended.

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