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SECTION 01 91 00

GENERAL COMMISSIONING REQUIREMENTS

PART 1 - GENERAL
1.1 COMMISSIONING DESCRIPTION
A. This Section 01 91 00 GENERAL COMMISSIONING REQUIREMENTS shall form the
basis of the construction phase commissioning process and procedures.
The Commissioning Agent shall add, modify, and refine the commissioning
procedures, as approved by the Department of Veterans Affairs (VA), to
suit field conditions and actual manufacturer's equipment, incorporate
test data and procedure results, and provide detailed scheduling for all
commissioning tasks.
B. Various sections of the project specifications require equipment
startup, testing, and adjusting services. Requirements for startup,
testing, and adjusting services specified in the Division 7, Division
21, Division 22, Division 23, Division 26, Division 27, Division 28, and
Division 31 series sections of these specifications are intended to be
provided in coordination with the commissioning services and are not
intended to duplicate services. The Contractor shall coordinate the work
required by individual specification sections with the commissioning
services requirements specified herein.
C. Where individual testing, adjusting, or related services are required in
the project specifications and not specifically required by this
commissioning requirements specification, the specified services shall
be provided and copies of documentation, as required by those
specifications shall be submitted to the VA and the Commissioning Agent
to be indexed for future reference.
D. Where training or educational services for VA are required and specified
in other sections of the specifications, including but not limited to
Division 7, Division 8, Division 21, Division 22, Division 23, Division
26, Division 27, Division 28, and Division 31 series sections of the
specification, these services are intended to be provided in addition to
the training and educational services specified herein.
E. Commissioning is a systematic process of verifying that the building
systems perform interactively according to the construction documents
and the VA’s operational needs. The commissioning process shall
encompass and coordinate the system documentation, equipment startup,
control system calibration, testing and balancing, performance testing

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and training. Commissioning during the construction and post-occupancy

phases is intended to achieve the following specific objectives
according to the contract documents:
1. Verify that the applicable equipment and systems are installed in
accordance with the contact documents and according to the
manufacturer's recommendations.
2. Verify and document proper integrated performance of equipment and
systems.
3. Verify that Operations & Maintenance documentation is complete.
4. Verify that all components requiring servicing can be accessed,
serviced and removed without disturbing nearby components including
ducts, piping, cabling or wiring.
5. Verify that the VA’s operating personnel are adequately trained to
enable them to operate, monitor, adjust, maintain, and repair
building systems in an effective and energy-efficient manner.
6. Document the successful achievement of the commissioning objectives
listed above.
F. The commissioning process does not take away from or reduce the
responsibility of the Contractor to provide a finished and fully
functioning product.
1.2 CONTRACTUAL RELATIONSHIPS
A. For this construction project, the Department of Veterans Affairs
contracts with a Contractor to provide construction services.  The
contracts are administered by the VA Contracting Officer and the
Resident Engineer as the designated representative of the Contracting
Officer. On this project, the authority to modify the contract in any
way is strictly limited to the authority of the Contracting Officer. 
B. In this project, only two contract parties are recognized and
communications on contractual issues are strictly limited to VA Resident
Engineer and the Contractor.  It is the practice of the VA to require
that communications between other parties to the contracts
(Subcontractors and Vendors) be conducted through the Resident Engineer
and Contractor. It is also the practice of the VA that communications
between other parties of the project (Commissioning Agent and
Architect/Engineer) be conducted through the Resident Engineer.
C. Whole Building Commissioning is a process that relies upon frequent and
direct communications, as well as collaboration between all parties to
the construction process.  By its nature, a high level of communication

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and cooperation between the Commissioning Agent and all other parties
(Architects, Engineers, Subcontractors, Vendors, third party testing
agencies, etc.) is essential to the success of the Commissioning
effort. 
D. With these fundamental practices in mind, the commissioning process
described herein has been developed to recognize that, in the execution
of the Commissioning Process, the Commissioning Agent must develop
effective methods to communicate with every member of the construction
team involved in delivering commissioned systems while simultaneously
respecting the exclusive contract authority of the Contracting Officer
and Resident Engineer.   Thus, the procedures outlined in this
specification must be executed within the following limitations:
1. No communications (verbal or written) from the Commissioning Agent
shall be deemed to constitute direction that modifies the terms of
any contract between the Department of Veterans Affairs and the
Contractor.
2. Commissioning Issues identified by the Commissioning Agent will be
delivered to the Resident Engineer and copied to the designated
Commissioning Representatives for the Contractor and subcontractors
on the Commissioning Team for information only in order to expedite
the communication process.  These issues must be understood as the
professional opinion of the Commissioning Agent and as suggestions
for resolution. 
3. In the event that any Commissioning Issues and suggested resolutions
are deemed by the Resident Engineer to require either an official
interpretation of the construction documents or require a
modification of the contract documents, the Contracting Officer or
Resident Engineer will issue an official directive to this effect.
4. All parties to the Commissioning Process shall be individually
responsible for alerting the Resident Engineer of any issues that
they deem to constitute a potential contract change prior to acting
on these issues.
5. Authority for resolution or modification of design and construction
issues rests solely with the Contracting Officer or Resident
Engineer, with appropriate technical guidance from the
Architect/Engineer and/or Commissioning Agent.
Spec Writer Note: Edit the following
paragraph to include only those related
work sections that are included in the

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contract. Add related work references as

necessary and delete any related work
references not included in the contract.
1.3 RELATED WORK
A. Section 01 00 00 GENERAL REQUIREMENTS.
B. Section 01 32 16.01 ARCHITECTURAL AND ENGINEERING CPM SCHEDULES
C. Section 01 32.16 NETWORK ANALYSIS SCHEDULES
D. Section 01 32.16.15 PROJECT SCHEDULES (SMALL PROJECTS –
DESIGN/BID/BUILD)
E. Section 01 32.16.16 NETWORK ANALYSIS SCHEDULES (SMALL PROJECTS –
DESIGN/BID/BUILD)
F. Section 01 32.16.17 PROJECT SCHEDULES (SMALL PROJECTS- DESIGN/BUILD)
G. Section 01 33 23 SHOP DRAWINGS, PRODUCT DATA, AND SAMPLES
H. Section 01 81 13 SUSTAINABLE CONSTRUCTION REQUIREMENTS
I. Section 07 08 00 FACILITY EXTERIOR CLOSURE COMMISSIONING.
J. Section 21 08 00 COMMISSIONING OF FIRE PROTECTION SYSTEMS.
K. Section 22 08 00 COMMISSIONING OF PLUMBING SYSTEMS.
L. Section 23 08 00 COMMISSIONING OF HVAC SYSTEMS.
M. Section 26 08 00 COMMISSIONING OF ELECTRICAL SYSTEMS.
N. Section 27 08 00 COMMISSIONING OF COMMUNICATIONS SYSTEMS.
O. Section 28 08 00 COMMISSIONING OF ELECTRONIC SAFETY AND SECURITY
SYSTEMS.
P. Section 33 08 00 COMMISSIONING OF SITE UTILITIES.
1.4 SUMMARY
A. This Section includes general requirements that apply to implementation
of commissioning without regard to systems, subsystems, and equipment
being commissioned.
B. The commissioning activities have been developed to support the VA
requirements to meet guidelines for Federal Leadership in Environmental,
Energy, and Economic Performance.
SPEC WRITER NOTE: Paragraph C is for LEED
projects. Paragraphs D is for Green
Globes Projects. Retain either Paragraph
C or Paragraph D as appropriate. Delete
paragraph C.2 if enhanced commissioning
for LEED is not included in the project.
Delete paragraph C.3 if the M&V credit is
not included in the project.
C. The commissioning activities have been developed to support the United
States Green Building Council’s (USGBC) LEED ™ rating program and to
support delivery of project performance in accordance with the VA
requirements developed for the project to support the following credits:

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1. Commissioning activities and documentation for the LEED™ section on

“Energy and Atmosphere” and the prerequisite of “Fundamental Building
Systems Commissioning.”
2. Commissioning activities and documentation for the LEED™ section on
“Energy and Atmosphere” requirements for the “Enhanced Building
System Commissioning” credit.
3. Activities and documentation for the LEED™ section on “Measurement
and Verification” requirements for the Measurement and Verification
credit.
D. The commissioning activities have been developed to support the Green
Buildings Initiative’s Green Globes rating program and to support
delivery of project performance in accordance with the VA requirements
developed for the project.
1.5 ACRONYMS
List of Acronyms
Acronym Meaning
A/E Architect / Engineer Design Team
AHJ Authority Having Jurisdiction
Association Society for Heating Air Condition and
ASHRAE
Refrigeration Engineers
BOD Basis of Design
BSC Building Systems Commissioning
CCTV Closed Circuit Television
CD Construction Documents
CMMS Computerized Maintenance Management System
CO Contracting Officer (VA)
COR Contracting Officer’s Representative (see also VA-RE)
COBie Construction Operations Building Information Exchange
CPC Construction Phase Commissioning
Cx Commissioning
CxA Commissioning Agent
CxM Commissioning Manager
CxR Commissioning Representative
DPC Design Phase Commissioning
FPT Functional Performance Test
GBI-GG Green Building Initiative - Green Globes
HVAC Heating, Ventilation, and Air Conditioning
LEED Leadership in Energy and Environmental Design
NC Department of Veterans Affairs National Cemetery
Department of Veterans Affairs National Cemetery
NCA
Administration
NEBB National Environmental Balancing Bureau
O&M Operations & Maintenance
OPR Owner’s Project Requirements
PFC Pre-Functional Checklist
PFT Pre-Functional Test
SD Schematic Design

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List of Acronyms
Acronym Meaning
SO Site Observation
TAB Test Adjust and Balance
VA Department of Veterans Affairs
VAMC VA Medical Center
VA CFM VA Office of Construction and Facilities Management
VACO VA Central Office
VA PM VA Project Manager
VA-RE VA Resident Engineer
USGBC United States Green Building Council

1.6 DEFINITIONS
Acceptance Phase Commissioning: Commissioning tasks executed after most
construction has been completed, most Site Observations and Static Tests
have been completed and Pre-Functional Testing has been completed and
accepted. The main commissioning activities performed during this phase
are verification that the installed systems are functional by conducting
Systems Functional Performance tests and Owner Training.
Accuracy: The capability of an instrument to indicate the true value of
a measured quantity.
Back Check: A back check is a verification that an agreed upon solution
to a design comment has been adequately addressed in a subsequent design
review
Basis of Design (BOD): The Engineer’s Basis of Design is comprised of
two components: the Design Criteria and the Design Narrative, these
documents record the concepts, calculations, decisions, and product
selections used to meet the Owner’s Project Requirements (OPR) and to
satisfy applicable regulatory requirements, standards, and guidelines.
Benchmarks: Benchmarks are the comparison of a building’s energy usage
to other similar buildings and to the building itself.. For example,
ENERGY STAR Portfolio Manager is a frequently used and nationally
recognized building energy benchmarking tool.
Building Information Modeling (BIM): Building Information Modeling is
a parametric database which allows a building to be designed and
constructed virtually in 3D, and provides reports both in 2D views and
as schedules. This electronic information can be extracted and reused
for pre-populating facility management CMMS systems. Building Systems
Commissioning (BSC): NEBB acronym used to designate its commissioning
program.

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Calibrate: The act of comparing an instrument of unknown accuracy with a

standard of known accuracy to detect, correlate, report, or eliminate by
adjustment any variation in the accuracy of the tested instrument.
CCTV: Closed circuit Television. Normally used for security surveillance
and alarm detections as part of a special electrical security system.
COBie: Construction Operations Building Information Exchange (COBie) is
an electronic industry data format used to transfer information
developed during design, construction, and commissioning into the
Computer Maintenance Management Systems (CMMS) used to operate
facilities. See the Whole Building Design Guide website for further
information (http://www.wbdg.org/resources/cobie.php)
Commissionability: Defines a design component or construction process
that has the necessary elements that will allow a system or component to
be effectively measured, tested, operated and commissioned
Commissioning Agent (CxA): The qualified Commissioning Professional who
administers the Cx process by managing the Cx team and overseeing the
Commissioning Process. Where CxA is used in this specification it means
the Commissioning Agent, members of his staff or appointed members of
the commissioning team. Note that LEED uses the term Commissioning
Authority in lieu of Commissioning Agent.
Commissioning Checklists: Lists of data or inspections to be verified to
ensure proper system or component installation, operation, and function.
Verification checklists are developed and used during all phases of the
commissioning process to verify that the Owner’s Project Requirements
(OPR) is being achieved.
Commissioning Design Review: The commissioning design review is a
collaborative review of the design professionals design documents for
items pertaining to the following: owner’s project requirements; basis
of design; operability and maintainability (O&M) including
documentation; functionality; training; energy efficiency, control
systems’ sequence of operations including building automation system
features; commissioning specifications and the ability to functionally
test the systems.
Commissioning Issue: A condition identified by the Commissioning Agent
or other member of the Commissioning Team that adversely affects the
commissionability, operability, maintainability, or functionality of a
system, equipment, or component. A condition that is in conflict with

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the Contract Documents and/or performance requirements of the installed

systems and components. (See also – Commissioning Observation).
Commissioning Manager (CxM): A qualified individual appointed by the
Contractor to manage the commissioning process on behalf of the
Contractor.
Commissioning Observation: An issue identified by the Commissioning
Agent or other member of the Commissioning Team that does not conform to
the project OPR, contract documents or standard industry best practices.
(See also Commissioning Issue)
Commissioning Plan: A document that outlines the commissioning process,
commissioning scope and defines responsibilities, processes, schedules,
and the documentation requirements of the Commissioning Process.
Commissioning Process: A quality focused process for enhancing the
delivery of a project. The process focuses upon verifying and
documenting that the facility and all of its systems, components, and
assemblies are planned, designed, installed, tested, can be operated,
and maintained to meet the Owner's Project Requirements.
Commissioning Report: The final commissioning document which presents
the commissioning process results for the project. Cx reports include an
executive summary, the commissioning plan, issue log, correspondence,
and all appropriate check sheets and test forms.
Commissioning Representative (CxR): An individual appointed by a sub-
contractor to manage the commissioning process on behalf of the sub-
contractor.
Commissioning Specifications: The contract documents that detail the
objective, scope and implementation of the commissioning process as
developed in the Commissioning Plan.
Commissioning Team: Individual team members whose coordinated actions
are responsible for implementing the Commissioning Process.
Construction Phase Commissioning: All commissioning efforts executed
during the construction process after the design phase and prior to the
Acceptance Phase Commissioning.
Contract Documents (CD): Contract documents include design and
construction contracts, price agreements and procedure agreements.
Contract Documents also include all final and complete drawings,
specifications and all applicable contract modifications or supplements.

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Construction Phase Commissioning (CPC): All commissioning efforts

executed during the construction process after the design phase and
prior to the Acceptance Phase Commissioning.
Coordination Drawings: Drawings showing the work of all trades that are
used to illustrate that equipment can be installed in the space
allocated without compromising equipment function or access for
maintenance and replacement. These drawings graphically illustrate and
dimension manufacturers’ recommended maintenance clearances. On
mechanical projects, coordination drawings include structural steel,
ductwork, major piping and electrical conduit and show the elevations
and locations of the above components.
Data Logging: The monitoring and recording of temperature, flow,
current, status, pressure, etc. of equipment using stand-alone data
recorders.
Deferred System Test: Tests that cannot be completed at the end of the
acceptance phase due to ambient conditions, schedule issues or other
conditions preventing testing during the normal acceptance testing
period.
Deficiency: See “Commissioning Issue”.
Design Criteria: A listing of the VA Design Criteria outlining the
project design requirements, including its source. These are used during
the design process to show the design elements meet the OPR.
Design Intent: The overall term that includes the OPR and the BOD. It is
a detailed explanation of the ideas, concepts, and criteria that are
defined by the owner to be important. The design intent documents are
utilized to provide a written record of these ideas, concepts and
criteria.
Design Narrative: A written description of the proposed design solutions
that satisfy the requirements of the OPR.
Design Phase Commissioning (DPC): All commissioning tasks executed
during the design phase of the project.
Environmental Systems: Systems that use a combination of mechanical
equipment, airflow, water flow and electrical energy to provide heating,
ventilating, air conditioning, humidification, and dehumidification for
the purpose of human comfort or process control of temperature and
humidity.
Executive Summary: A section of the Commissioning report that reviews
the general outcome of the project. It also includes any unresolved

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issues, recommendations for the resolution of unresolved issues and all

deferred testing requirements.
Functionality: This defines a design component or construction process
which will allow a system or component to operate or be constructed in a
manner that will produce the required outcome of the OPR.
Functional Test Procedure (FTP): A written protocol that defines
methods, steps, personnel, and acceptance criteria for tests conducted
on components, equipment, assemblies, systems, and interfaces among
systems.
Industry Accepted Best Practice: A design component or construction
process that has achieved industry consensus for quality performance and
functionality. Refer to the current edition of the NEBB Design Phase
Commissioning Handbook for examples.
Installation Verification: Observations or inspections that confirm the
system or component has been installed in accordance with the contract
documents and to industry accepted best practices.
Integrated System Testing: Integrated Systems Testing procedures entail
testing of multiple integrated systems performance to verify proper
functional interface between systems. Typical Integrated Systems
Testing includes verifying that building systems respond properly to
loss of utility, transfer to emergency power sources, re-transfer from
emergency power source to normal utility source; interface between HVAC
controls and Fire Alarm systems for equipment shutdown, interface
between Fire Alarm system and elevator control systems for elevator
recall and shutdown; interface between Fire Alarm System and Security
Access Control Systems to control access to spaces during fire alarm
conditions; and other similar tests as determined for each specific
project.
Issues Log: A formal and ongoing record of problems or concerns – and
their resolution – that have been raised by members of the Commissioning
Team during the course of the Commissioning Process.
Lessons Learned Workshop: A workshop conducted to discuss and document
project successes and identify opportunities for improvements for future
projects.
Maintainability: A design component or construction process that will
allow a system or component to be effectively maintained. This includes
adequate room for access to adjust and repair the equipment.

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Maintainability also includes components that have readily obtainable

repair parts or service.
Manual Test: Testing using hand-held instruments, immediate control
system readouts or direct observation to verify performance (contrasted
to analyzing monitored data taken over time to make the ‘observation’).
Owner’s Project Requirements (OPR): A written document that details the
project requirements and the expectations of how the building and its
systems will be used and operated. These include project goals,
measurable performance criteria, cost considerations, benchmarks,
success criteria, and supporting information.
Peer Review: A formal in-depth review separate from the commissioning
review processes. The level of effort and intensity is much greater than
a typical commissioning facilitation or extended commissioning review.
The VA usually hires an independent third-party (called the IDIQ A/E) to
conduct peer reviews.
Precision: The ability of an instrument to produce repeatable readings
of the same quantity under the same conditions. The precision of an
instrument refers to its ability to produce a tightly grouped set of
values around the mean value of the measured quantity.
Pre-Design Phase Commissioning: Commissioning tasks performed prior to
the commencement of design activities that includes project programming
and the development of the commissioning process for the project
Pre-Functional Checklist (PFC): A form used by the contractor to verify
that appropriate components are onsite, correctly installed, set up,
calibrated, functional and ready for functional testing.
Pre-Functional Test (PFT): An inspection or test that is done before
functional testing. PFT’s include installation verification and system
and component start up tests.
Procedure or Protocol: A defined approach that outlines the execution of
a sequence of work or operations. Procedures are used to produce
repeatable and defined results.
Range: The upper and lower limits of an instrument’s ability to measure
the value of a quantity for which the instrument is calibrated.
Resolution: This word has two meanings in the Cx Process. The first
refers to the smallest change in a measured variable that an instrument
can detect. The second refers to the implementation of actions that
correct a tested or observed deficiency.

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Site Observation Visit: On-site inspections and observations made by

the Commissioning Agent for the purpose of verifying component,
equipment, and system installation, to observe contractor testing,
equipment start-up procedures, or other purposes.
Site Observation Reports (SO): Reports of site inspections and
observations made by the Commissioning Agent. Observation reports are
intended to provide early indication of an installation issue which will
need correction or analysis.
Special System Inspections: Inspections required by a local code
authority prior to occupancy and are not normally a part of the
commissioning process.
Static Tests: Tests or inspections that validate a specified static
condition such as pressure testing. Static tests may be specification or
code initiated.
Start Up Tests: Tests that validate the component or system is ready for
automatic operation in accordance with the manufactures requirements.
Systems Manual: A system-focused composite document that includes all
information required for the owners operators to operate the systems.
Test Procedure: A written protocol that defines methods, personnel, and
expectations for tests conducted on components, equipment, assemblies,
systems, and interfaces among systems.
Testing: The use of specialized and calibrated instruments to measure
parameters such as: temperature, pressure, vapor flow, air flow, fluid
flow, rotational speed, electrical characteristics, velocity, and other
data in order to determine performance, operation, or function.
Testing, Adjusting, and Balancing (TAB): A systematic process or service
applied to heating, ventilating and air-conditioning (HVAC) systems and
other environmental systems to achieve and document air and hydronic
flow rates. The standards and procedures for providing these services
are referred to as “Testing, Adjusting, and Balancing” and are described
in the Procedural Standards for the Testing, Adjusting and Balancing of
Environmental Systems, published by NEBB or AABC.
Thermal Scans: Thermographic pictures taken with an Infrared
Thermographic Camera. Thermographic pictures show the relative
temperatures of objects and surfaces and are used to identify leaks,
thermal bridging, thermal intrusion, electrical overload conditions,
moisture containment, and insulation failure.

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Training Plan: A written document that details, in outline form the

expectations of the operator training. Training agendas should include
instruction on how to obtain service, operate, startup, shutdown and
maintain all systems and components of the project.
Trending: Monitoring over a period of time with the building automation
system.
Unresolved Commissioning Issue: Any Commissioning Issue that, at the
time that the Final Report or the Amended Final Report is issued that
has not been either resolved by the construction team or accepted by the
VA. Validation: The process by which work is verified as complete and
operating correctly:
1. First party validation occurs when a firm or individual verifying the
task is the same firm or individual performing the task.
2. Second party validation occurs when the firm or individual verifying
the task is under the control of the firm performing the task or has
other possibilities of financial conflicts of interest in the
resolution (Architects, Designers, General Contractors and Third Tier
Subcontractors or Vendors).
3. Third party validation occurs when the firm verifying the task is not
associated with or under control of the firm performing or designing
the task.
Verification: The process by which specific documents, components,
equipment, assemblies, systems, and interfaces among systems are
confirmed to comply with the criteria described in the Owner’s Project
Requirements.
Warranty Phase Commissioning: Commissioning efforts executed after a
project has been completed and accepted by the Owner. Warranty Phase
Commissioning includes follow-up on verification of system performance,
measurement and verification tasks and assistance in identifying
warranty issues and enforcing warranty provisions of the construction
contract.
Warranty Visit: A commissioning meeting and site review where all
outstanding warranty issues and deferred testing is reviewed and
discussed.
Whole Building Commissioning: Commissioning of building systems such as
Building Envelope, HVAC, Electrical, Special Electrical (Fire Alarm,
Security & Communications), Plumbing and Fire Protection as described in
this specification.

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1.7 SYSTEMS TO BE COMMISSIONED

A. Commissioning of a system or systems specified for this project is part
of the construction process. Documentation and testing of these systems,
as well as training of the VA’s Operation and Maintenance personnel, is
required in cooperation with the VA and the Commissioning Agent.
SPEC WRITER NOTE: Paragraph B should list
the specific systems that will be
commissioned. Edit the list as necessary
for specific projects. The list below
should match the list included in Sections
XX 08 00 COMMISSIONING OF “XX” SYSTEMS
included in the various Divisions’
Technical Specifications. It is
recommended that the list included in
Sections XX 08 00 be developed first and
then copied/pasted into the list below.
Both lists should be identical to prevent
confusion.

B. The following systems will be commissioned as part of this project:

Systems To Be Commissioned
System Description
Building Exterior Closure
Foundations (excluding Standard, special, slab-on-grade, vapor
structural) barriers, air barriers
Basements Basement walls, crawl spaces, waterproofing,
drainage
Superstructure Floor construction, roof construction,
sunshades, connections to adjacent structures
Exterior Closure Exterior walls, exterior windows, exterior
doors, louvers, grilles and sunscreens,
Roofing Roof system (including parapet), roof openings
(skylights, pipe chases, ducts, equipment
curbs, etc.)
Note: The emphasis on commissioning the above
building envelope systems is on control of air
flow, heat flow, noise, infrared, ultraviolet,
rain penetration, moisture, durability,
security, reliability, constructability,
maintainability, and sustainability.
Specialties
Patient Bed Service Medical gas certification and cross check,
Walls electrical connections
Equipment

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Systems To Be Commissioned
System Description
Parking Control Barriers
Equipment
Laboratory Fume Hoods Fume Hood Certification
Biological Safety Cabinet Certification
Cabinets
Packaged Incinerators Combustion Testing, Cycle Certification
Conveying Equipment
Electric Dumbwaiters Interface with other systems (Fire Alarm,
etc.) [ASTM testing and certification by
others]
Elevators Interface with other systems (fire alarm,
etc.) [ASTM testing and certification by
others]
Escalators Interface with other systems (fire alarm,
etc.) [ASTM testing and certification by
others]
Material Delivery Interface with other systems (fire alarm,
Systems elevators, etc.)
Pneumatic Tube Systems Interface with other systems (fire alarm,
etc.)
Fire Suppression
Fire Pump Fire Pump, jockey pump, fire pump
controller/ATS
Fire Sprinkler Systems Wet pipe system, dry pipe system, pre-action
system, special agent systems
Plumbing
Domestic Water Booster pumps, backflow preventers, water
Distribution softeners, potable water storage tanks
Domestic Hot Water Water heaters**, heat exchangers, circulation
Systems pumps, point-of-use water heaters*
Sewerage Pump Systems Sewage ejectors
Wastewater Pump Sump pumps
Systems
Sanitary Waste Grease interceptors, acid neutralizers
Interceptors
General Service Air Packaged compressor systems, air dryers,
Systems filtration
Medical Air Systems Packaged medical air compressor units. Outlet
certification, cross-connection verification
Medical Vacuum Systems Packaged medical vacuum units, outlet
certification, cross-connection verification
Dental Air Systems Packaged dental air compressor units, outlet
certification, cross-connect verification

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Systems To Be Commissioned
System Description
Dental Evacuation and Packaged Dental Evacuation units, packaged
Vacuum Systems dental vacuum units, outlet certification,
cross-connection verification
Waste Anesthesia Gas Packaged Waste Anesthesia Gas units, outlet
Systems certification, cross-connection verification
Medical Gas Systems Medical gas (oxygen, nitrogen, nitrous oxide,
(other than Medical etc.) tank/manifold systems, outlet
Air Systems) certification, cross-connection verification
Chemical Waste Systems Chemical storage tanks, neutralization
systems, ventilation, process control
Reverse-Osmosis Packaged Reverse-Osmosis systems
Systems
Water De-Alkalizing Package Water De-Alkalizing systems
Systems
HVAC
Noise and Vibration Noise and vibration levels for critical
Control equipment such as Air Handlers, Chillers,
Cooling Towers, Boilers, Generators, etc. will
be commissioned as part of the system
commissioning
Direct Digital Control Operator Interface Computer, Operator Work
System** Station (including graphics, point mapping,
trends, alarms), Network Communications
Modules and Wiring, Integration Panels. [DDC
Control panels will be commissioned with the
systems controlled by the panel]
Chilled Water System** Chillers (centrifugal, rotary screw, air-
cooled), pumps (primary, secondary, variable
primary), VFDs associated with chilled water
system components, DDC Control Panels
(including integration with Building Control
System)
Condenser Water Cooling Towers, Fluid Coolers, heat
System** exchangers/economizers, pumps, VFDs associated
with condenser water system components, DDC
control panels.

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Systems To Be Commissioned
System Description
Steam/Heating Hot Boilers, boiler feed water system,
Water System** economizers/heat recovery equipment,
condensate recovery, water treatment, boiler
fuel system, controls, interface with facility
DDC system.
HVAC Air Handling Air handling Units, packaged rooftop AHU,
Systems** Outdoor Air conditioning units, humidifiers,
DDC control panels
HVAC General exhaust, toilet exhaust, laboratory
Ventilation/Exhaust exhaust, isolation exhaust, room
Systems pressurization control systems
HVAC Energy Recovery Heat Wheels, Heat Recovery Loops, AHU
Systems** Integrated Heat Recovery
HVAC Terminal Unit VAV Terminal Units, CAV terminal units, fan
Systems** coil units, fin-tube radiation, unit heaters
Decentralized Unitary Split-system HVAC systems, controls, interface
HVAC Systems* with facility DDC
Unitary Heat Pump Water-source heat pumps, controls, interface
Systems** with facility DDC
Humidity Control Humidifiers, de-humidifiers, controls,
Systems interface with facility DDC
Hydronic Distribution Pumps, DDC control panels, heat exchangers,
Systems
Facility Fuel Systems Boiler fuel system, generator fuel system
Geothermal Energy Geothermal well, ground heat exchanger,
Direct Use Heating ** geothermal pumps, heat exchanger, valves,
instrumentation
Solar Energy Heating Solar collectors, heat exchangers, storage
Systems ** tanks, solar-boosted domestic hot water
heater, pumps, valves, instrumentation
Facility Fuel Gas Witness Natural gas piping pressure testing,
Systems natural gas compressors and storage, propane
storage
Smoke Evacuation Atrium smoke evacuation, other smoke
System evacuation and smoke management systems,
controls, interface with other systems (fire
alarm), emergency operation.
Electrical

01 91 00 - 17
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Systems To Be Commissioned
System Description
Medium-Voltage Medium-Voltage Switchgear, Medium-Voltage
Electrical Switches, Underground ductbank and
Distribution Systems distribution, Pad-Mount Transformers, Medium-
Voltage Load Interrupter Switches,
Grounding & Bonding Witness 3rd party testing, review reports
Systems
Electric Power Metering, sub-metering, power monitoring
Monitoring Systems systems, PLC control systems
Electrical System Review reports, verify field settings
Protective Device consistent with Study
Study
Secondary Unit Medium-voltage components, transformers, low-
Substations voltage distribution, verify breaker testing
results (injection current, etc)
Low-Voltage Normal power distribution system, Life-safety
Distribution System power distribution system, critical power
distribution system, equipment power
distribution system, switchboards,
distribution panels, panelboards, verify
breaker testing results (injection current,
etc)
Emergency Power Generators, Generator paralleling switchgear,
Generation Systems automatic transfer switches, PLC and other
control systems
Lighting & Lighting Emergency lighting, occupancy sensors,
Control** Systems lighting control systems, architectural
dimming systems, theatrical dimming systems,
exterior lighting and controls
Cathodic Protection Review 3rd party testing results.
Systems
Lightning Protection Witness 3rd party testing, review reports
System

Communications
Grounding & Bonding Witness 3rd party testing, review reports
System
Structured Cabling Witness 3rd party testing, review reports
System
Master Antenna Witness 3rd party testing, review reports
Television System

01 91 00 - 18
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Systems To Be Commissioned
System Description
Public Address & Mass Witness 3rd party testing, review reports
Notification Systems
Intercom & Program Witness 3rd party testing, review reports
Systems
Nurse Call & Code Blue Witness 3rd party testing, review reports
Systems
Security Emergency Witness 3rd party testing, review reports
Call Systems
Duress Alarm Systems Witness 3rd party testing, review reports
Electronic Safety and Security
Grounding & Bonding Witness 3rd party testing, review reports
Physical Access Witness 3rd party testing, review reports
Control Systems
Access Control Systems Witness 3rd party testing, review reports
Security Access Witness 3rd party testing, review reports
Detection Systems
Video Surveillance Witness 3rd party testing, review reports
System
Electronic Personal Witness 3rd party testing, review reports
Protection System
Fire Detection and 100% device acceptance testing, battery draw-
Alarm System down test, verify system monitoring, verify
interface with other systems.
Renewable Energy Sources
Geothermal Energy Geothermal well, DC-AC Inverters, storage
Electrical Generation batteries, turbine generator modules,
Systems ** switchgear, combiner boxes, instrumentation,
monitoring and control systems
Solar Energy Solar collector modules, DC-AC inverter,
Electrical Power storage batteries, combiners, Switchgear,
Generation Systems ** instrumentation, monitoring and control
systems
Wind Energy Electrical Wind Turbines, DC-AC inverter, storage
Power Generation batteries, combiners, switchgear,
Systems ** instrumentation, monitoring and control
systems

Site Utilities
Water Utilities City Water Service Entrance, Backflow
Prevention, Pressure Control, Booster Pumps,
Irrigation Systems

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Systems To Be Commissioned
System Description
Sanitary Sewerage City Sanitary Connection, Waste Treatment
Utilities Systems
Storm Drainage City Storm Water Connection, Site Storm Water
Utilities Distribution
Energy Distribution Connection to Third Party Energy (Steam, High
Utilities Temp Hot Water, Chilled Water) Supply Systems,
Metering, Pressure Control

Transportation
Active Traffic Barrier Witness 3rd party testing
Systems
Integrated Systems Tests
Loss of Power Response Loss of power to building, loss of power to
campus, restoration of power to building,
restoration of power to campus.
Fire Alarm Response Integrated System Response to Fire Alarm
Condition and Return to Normal
Table Notes
** Denotes systems that LEED requires to be commissioned to comply
with the LEED Fundamental Commissioning pre-requisite.

1.8 COMMISSIONING TEAM

A. The commissioning team shall consist of, but not be limited to,
representatives of Contractor, including Project Superintendent and
subcontractors, installers, schedulers, suppliers, and specialists
deemed appropriate by the Department of Veterans Affairs (VA) and
Commissioning Agent.
B. Members Appointed by Contractor:
1. Contractor’ Commissioning Manager: The designated person, company,
or entity that plans, schedules and coordinates the commissioning
activities for the construction team.
2. Contractor’s Commissioning Representative(s): Individual(s), each
having authority to act on behalf of the entity he or she represents,
explicitly organized to implement the commissioning process through
coordinated actions.
C. Members Appointed by VA:
1. Commissioning Agent: The designated person, company, or entity that
plans, schedules, and coordinates the commissioning team to implement
the commissioning process. The VA will engage the CxA under a
separate contract.

01 91 00 - 20
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2. User: Representatives of the facility user and operation and

maintenance personnel.
3. A/E: Representative of the Architect and engineering design
professionals.
1.9 VA'S COMMISSIONING RESPONSIBILITIES
A. Appoint an individual, company or firm to act as the Commissioning
Agent.
B. Assign operation and maintenance personnel and schedule them to
participate in commissioning team activities including, but not limited
to, the following:
1. Coordination meetings.
2. Training in operation and maintenance of systems, subsystems, and
equipment.
3. Testing meetings.
4. Witness and assist in Systems Functional Performance Testing.
5. Demonstration of operation of systems, subsystems, and equipment.
C. Provide the Construction Documents, prepared by Architect and approved
by VA, to the Commissioning Agent and for use in managing the
commissioning process, developing the commissioning plan, systems
manuals, and reviewing the operation and maintenance training plan.
1.10 CONTRACTOR'S COMMISSIONING RESPONSIBILITIES
A. The Contractor shall assign a Commissioning Manager to manage
commissioning activities of the Contractor, and subcontractors.
B. The Contractor shall ensure that the commissioning responsibilities
outlined in these specifications are included in all subcontracts and
that subcontractors comply with the requirements of these
specifications.
C. The Contractor shall ensure that each installing subcontractor shall
assign representatives with expertise and authority to act on behalf of
the subcontractor and schedule them to participate in and perform
commissioning team activities including, but not limited to, the
following:
1. Participate in commissioning coordination meetings.
2. Conduct operation and maintenance training sessions in accordance
with approved training plans.
3. Verify that Work is complete and systems are operational according to
the Contract Documents, including calibration of instrumentation and
controls.

01 91 00 - 21
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4. Evaluate commissioning issues and commissioning observations

identified in the Commissioning Issues Log, field reports, test
reports or other commissioning documents. In collaboration with
entity responsible for system and equipment installation, recommend
corrective action.
5. Review and comment on commissioning documentation.
6. Participate in meetings to coordinate Systems Functional Performance
Testing.
7. Provide schedule for operation and maintenance data submittals,
equipment startup, and testing to Commissioning Agent for
incorporation into the commissioning plan.
8. Provide information to the Commissioning Agent for developing
commissioning plan.
9. Participate in training sessions for VA's operation and maintenance
personnel.
10. Provide technicians who are familiar with the construction and
operation of installed systems and who shall develop specific test
procedures to conduct Systems Functional Performance Testing of
installed systems.
1.11 COMMISSIONING AGENT’S RESPONSIBILITIES
A. Organize and lead the commissioning team.
B. Prepare the commissioning plan. See Paragraph 1.11-A of this
specification Section for further information.
C. Review and comment on selected submittals from the Contractor for
general conformance with the Construction Documents. Review and comment
on the ability to test and operate the system and/or equipment,
including providing gages, controls and other components required to
operate, maintain, and test the system. Review and comment on
performance expectations of systems and equipment and interfaces between
systems relating to the Construction Documents.
D. At the beginning of the construction phase, conduct an initial
construction phase coordination meeting for the purpose of reviewing the
commissioning activities and establishing tentative schedules for
operation and maintenance submittals; operation and maintenance training
sessions; TAB Work; Pre-Functional Checklists, Systems Functional
Performance Testing; and project completion.
E. Convene commissioning team meetings for the purpose of coordination,
communication, and conflict resolution; discuss status of the

01 91 00 - 22
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commissioning processes. Responsibilities include arranging for

facilities, preparing agenda and attendance lists, and notifying
participants. The Commissioning Agent shall prepare and distribute
minutes to commissioning team members and attendees within five workdays
of the commissioning meeting.
F. Observe construction and report progress, observations and issues.
Observe systems and equipment installation for adequate accessibility
for maintenance and component replacement or repair, and for general
conformance with the Construction Documents.
G. Prepare Project specific Pre-Functional Checklists and Systems
Functional Performance Test procedures.
H. Coordinate Systems Functional Performance Testing schedule with the
Contractor.
I. Witness selected systems startups.
J. Verify selected Pre-Functional Checklists completed and submitted by the
Contractor.
K. Witness and document Systems Functional Performance Testing.
L. Compile test data, inspection reports, and certificates and include them
in the systems manual and commissioning report.
Spec Writer’s Note: Coordinate the
specification reference in Para J below
with the specific project spec section
dealing with O&M Data requirements.

M. Review and comment on operation and maintenance (O&M) documentation and

systems manual outline for compliance with the Contract Documents.
Operation and maintenance documentation requirements are specified in
Paragraph 1.25, Section 01 00 00 GENERAL REQUIREMENTS.

N. Review operation and maintenance training program developed by the

Contractor. Verify training plans provide qualified instructors to
conduct operation and maintenance training.
O. Prepare commissioning Field Observation Reports.
P. Prepare the Final Commissioning Report.
Q. Return to the site at 10 months into the 12 month warranty period and
review with facility staff the current building operation and the
condition of outstanding issues related to the original and seasonal
Systems Functional Performance Testing. Also interview facility staff
and identify problems or concerns they have operating the building as

01 91 00 - 23
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originally intended. Make suggestions for improvements and for recording

these changes in the O&M manuals. Identify areas that may come under
warranty or under the original construction contract. Assist facility
staff in developing reports, documents and requests for services to
remedy outstanding problems.
R. Assemble the final commissioning documentation, including the Final
Commissioning Report and Addendum to the Final Commissioning Report.
1.12 COMMISSIONING DOCUMENTATION
A. Commissioning Plan: A document, prepared by Commissioning Agent, that
outlines the schedule, allocation of resources, and documentation
requirements of the commissioning process, and shall include, but is not
limited, to the following:
1. Plan for delivery and review of submittals, systems manuals, and
other documents and reports. Identification of the relationship of
these documents to other functions and a detailed description of
submittals that are required to support the commissioning processes.
Submittal dates shall include the latest date approved submittals
must be received without adversely affecting commissioning plan.
2. Description of the organization, layout, and content of commissioning
documentation (including systems manual) and a detailed description
of documents to be provided along with identification of responsible
parties.
3. Identification of systems and equipment to be commissioned.
4. Schedule of Commissioning Coordination meetings.
5. Identification of items that must be completed before the next
operation can proceed.
6. Description of responsibilities of commissioning team members.
7. Description of observations to be made.
8. Description of requirements for operation and maintenance training.
9. Schedule for commissioning activities with dates coordinated with
overall construction schedule.
10. Process and schedule for documenting changes on a continuous basis
to appear in Project Record Documents.
11. Process and schedule for completing prestart and startup checklists
for systems, subsystems, and equipment to be verified and tested.
12. Preliminary Systems Functional Performance Test procedures.
B. Systems Functional Performance Test Procedures: The Commissioning Agent
will develop Systems Functional Performance Test Procedures for each

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system to be commissioned, including subsystems, or equipment and

interfaces or interlocks with other systems. Systems Functional
Performance Test Procedures will include a separate entry, with space
for comments, for each item to be tested. Preliminary Systems
Functional Performance Test Procedures will be provided to the VA,
Architect/Engineer, and Contractor for review and comment. The Systems
Performance Test Procedure will include test procedures for each mode of
operation and provide space to indicate whether the mode under test
responded as required. Each System Functional Performance Test
procedure, regardless of system, subsystem, or equipment being tested,
shall include, but not be limited to, the following:
1. Name and identification code of tested system.
2. Test number.
3. Time and date of test.
4. Indication of whether the record is for a first test or retest
following correction of a problem or issue.
5. Dated signatures of the person performing test and of the witness, if
applicable.
6. Individuals present for test.
7. Observations and Issues.
8. Issue number, if any, generated as the result of test.
C. Pre-Functional Checklists: The Commissioning Agent will prepare Pre-
Functional Checklists. Pre-Functional Checklists shall be completed and
signed by the Contractor, verifying that systems, subsystems, equipment,
and associated controls are ready for testing. The Commissioning Agent
will spot check Pre-Functional Checklists to verify accuracy and
readiness for testing. Inaccurate or incomplete Pre-Functional
Checklists shall be returned to the Contractor for correction and
resubmission.
D. Test and Inspection Reports: The Commissioning Agent will record test
data, observations, and measurements on Systems Functional Performance
Test Procedure. The report will also include recommendation for system
acceptance or non-acceptance. Photographs, forms, and other means
appropriate for the application shall be included with data.
Commissioning Agent Will compile test and inspection reports and test
and inspection certificates and include them in systems manual and
commissioning report.

01 91 00 - 25
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Spec Writer Note: Modify Para E below to

include a reference to other paragraph(s)
that may be included to require that the
Contractor is liable for any costs
incurred by the VA for retesting. These
costs may include additional fees to the
Commissioning Agent and/or A/E.

E. Corrective Action Documents: The Commissioning Agent will document

corrective action taken for systems and equipment that fail tests. The
documentation will include any required modifications to systems and
equipment and/or revisions to test procedures, if any. The
Commissioning Agent will witness and document any retesting of systems
and/or equipment requiring corrective action and document retest
results.
F. Commissioning Issues Log: The Commissioning Agent will prepare and
maintain Commissioning Issues Log that describes Commissioning Issues
and Commissioning Observations that are identified during the
Commissioning process. These observations and issues include, but are
not limited to, those that are at variance with the Contract Documents.
The Commissioning Issues Log will identify and track issues as they are
encountered, the party responsible for resolution, progress toward
resolution, and document how the issue was resolved. The Master
Commissioning Issues Log will also track the status of unresolved
issues.
1. Creating an Commissioning Issues Log Entry:
a. Identify the issue with unique numeric or alphanumeric identifier
by which the issue may be tracked.
b. Assign a descriptive title for the issue.
c. Identify date and time of the issue.
d. Identify test number of test being performed at the time of the
observation, if applicable, for cross reference.
e. Identify system, subsystem, and equipment to which the issue
applies.
f. Identify location of system, subsystem, and equipment.
g. Include information that may be helpful in diagnosing or
evaluating the issue.
h. Note recommended corrective action.
i. Identify commissioning team member responsible for corrective
action.

01 91 00 - 26
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j. Identify expected date of correction.

k. Identify person that identified the issue.
2. Documenting Issue Resolution:
a. Log date correction is completed or the issue is resolved.
b. Describe corrective action or resolution taken. Include
description of diagnostic steps taken to determine root cause of
the issue, if any.
c. Identify changes to the Contract Documents that may require
action.
d. State that correction was completed and system, subsystem, and
equipment are ready for retest, if applicable.
e. Identify person(s) who corrected or resolved the issue.
f. Identify person(s) verifying the issue resolution.
G. Final Commissioning Report: The Commissioning Agent will document
results of the commissioning process, including unresolved issues, and
performance of systems, subsystems, and equipment. The Commissioning
Report will indicate whether systems, subsystems, and equipment have
been properly installed and are performing according to the Contract
Documents. This report will be used by the Department of Veterans
Affairs when determining that systems will be accepted. This report
will be used to evaluate systems, subsystems, and equipment and will
serve as a future reference document during VA occupancy and operation.
It shall describe components and performance that exceed requirements of
the Contract Documents and those that do not meet requirements of the
Contract Documents. The commissioning report will include, but is not
limited to, the following:
1. Lists and explanations of substitutions; compromises; variances with
the Contract Documents; record of conditions; and, if appropriate,
recommendations for resolution. Design Narrative documentation
maintained by the Commissioning Agent.
2. Commissioning plan.
3. Pre-Functional Checklists completed by the Contractor, with
annotation of the Commissioning Agent review and spot check.
4. Systems Functional Performance Test Procedures, with annotation of
test results and test completion.
5, Commissioning Issues Log.
6. Listing of deferred and off season test(s) not performed, including
the schedule for their completion.

01 91 00 - 27
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H. Addendum to Final Commissioning Report: The Commissioning Agent will

prepare an Addendum to the Final Commissioning Report near the end of
the Warranty Period. The Addendum will indicate whether systems,
subsystems, and equipment are complete and continue to perform according
to the Contract Documents. The Addendum to the Final Commissioning
Report shall include, but is not limited to, the following:
1. Documentation of deferred and off season test(s) results.
2. Completed Systems Functional Performance Test Procedures for off
season test(s).
3. Documentation that unresolved system performance issues have been
resolved.
4. Updated Commissioning Issues Log, including status of unresolved
issues.
5. Identification of potential Warranty Claims to be corrected by the
Contractor.
I. Systems Manual: The Commissioning Agent will gather required
information and compile the Systems Manual. The Systems Manual will
include, but is not limited to, the following:
1. Design Narrative, including system narratives, schematics, single-
line diagrams, flow diagrams, equipment schedules, and changes made
throughout the Project.
2. Reference to Final Commissioning Plan.
3. Reference to Final Commissioning Report.
4. Approved Operation and Maintenance Data as submitted by the
Contractor.
1.13 SUBMITTALS
A. Preliminary Commissioning Plan Submittal: The Commissioning Agent has
prepared a Preliminary Commissioning Plan based on the final
Construction Documents. The Preliminary Commissioning Plan is included
as an Appendix to this specification section. The Preliminary
Commissioning Plan is provided for information only. It contains
preliminary information about the following commissioning activities:
1. The Commissioning Team: A list of commissioning team members by
organization.
2. Systems to be commissioned. A detailed list of systems to be
commissioned for the project. This list also provides preliminary
information on systems/equipment submittals to be reviewed by the
Commissioning Agent; preliminary information on Pre-Functional

01 91 00 - 28
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Checklists that are to be completed; preliminary information on

Systems Performance Testing, including information on testing sample
size (where authorized by the VA).
3. Commissioning Team Roles and Responsibilities: Preliminary roles and
responsibilities for each Commissioning Team member.
4. Commissioning Documents: A preliminary list of commissioning-related
documents, include identification of the parties responsible for
preparation, review, approval, and action on each document.
5. Commissioning Activities Schedule: Identification of Commissioning
Activities, including Systems Functional Testing, the expected
duration and predecessors for the activity.
6. Pre-Functional Checklists: Preliminary Pre-Functional Checklists for
equipment, components, subsystems, and systems to be commissioned.
These Preliminary Pre-Functional Checklists provide guidance on the
level of detailed information the Contractor shall include on the
final submission.
7. Systems Functional Performance Test Procedures: Preliminary step-by-
step System Functional Performance Test Procedures to be used during
Systems Functional Performance Testing. These Preliminary Systems
Functional Performance procedures provide information on the level of
testing rigor, and the level of Contractor support required during
performance of system’s testing.
B. Final Commissioning Plan Submittal: Based on the Final Construction
Documents and the Contractor’s project team, the Commissioning Agent
will prepare the Final Commissioning Plan as described in this section.
The Commissioning Agent will submit three hard copies and three sets of
electronic files of Final Commissioning Plan. The Contractor shall
review the Commissioning Plan and provide any comments to the VA. The
Commissioning Agent will incorporate review comments into the Final
Commissioning Plan as directed by the VA.
C. Systems Functional Performance Test Procedure: The Commissioning Agent
will submit preliminary Systems Functional Performance Test Procedures
to the Contractor, and the VA for review and comment. The Contractor
shall return review comments to the VA and the Commissioning Agent. The
VA will also return review comments to the Commissioning Agent. The
Commissioning Agent will incorporate review comments into the Final
Systems Functional Test Procedures to be used in Systems Functional
Performance Testing.

01 91 00 - 29
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D. Pre-Functional Checklists: The Commissioning Agent will submit Pre-

Functional Checklists to be completed by the Contractor.
E. Test and Inspection Reports: The Commissioning Agent will submit test
and inspection reports to the VA with copies to the Contractor and the
Architect/Engineer.
F. Corrective Action Documents: The Commissioning Agent will submit
corrective action documents to the VA Resident Engineer with copies to
the Contractor and Architect.
G. Preliminary Commissioning Report Submittal: The Commissioning Agent
will submit three electronic copies of the preliminary commissioning
report. One electronic copy, with review comments, will be returned to
the Commissioning Agent for preparation of the final submittal.
H. Final Commissioning Report Submittal: The Commissioning Agent will
submit four sets of electronically formatted information of the final
commissioning report to the VA. The final submittal will incorporate
comments as directed by the VA.
I. Data for Commissioning:
1. The Commissioning Agent will request in writing from the Contractor
specific information needed about each piece of commissioned
equipment or system to fulfill requirements of the Commissioning
Plan.
2. The Commissioning Agent may request further documentation as is
necessary for the commissioning process or to support other VA data
collection requirements, including Construction Operations Building
Information Exchange (COBIE), Building Information Modeling (BIM),
etc.
1.14 COMMISSIONING PROCESS
A. The Commissioning Agent will be responsible for the overall management
of the commissioning process as well as coordinating scheduling of
commissioning tasks with the VA and the Contractor. As directed by the
VA, the Contractor shall incorporate Commissioning tasks, including, but
not limited to, Systems Functional Performance Testing (including
predecessors) with the Master Construction Schedule.
Spec writer’s note: Coordinate the number
of days listed in the following paragraphs
with the VA Resident Engineer.

B. Within //XX// days of contract award, the Contractor shall designate a

specific individual as the Commissioning Manager (CxM) to manage and

01 91 00 - 30
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lead the commissioning effort on behalf of the Contractor. The

Commissioning Manager shall be the single point of contact and
communications for all commissioning related services by the Contractor.
C. Within //XX// days of contract award, the Contractor shall ensure that
each subcontractor designates specific individuals as Commissioning
Representatives (CXR) to be responsible for commissioning related tasks.
The Contractor shall ensure the designated Commissioning Representatives
participate in the commissioning process as team members providing
commissioning testing services, equipment operation, adjustments, and
corrections if necessary. The Contractor shall ensure that all
Commissioning Representatives shall have sufficient authority to direct
their respective staff to provide the services required, and to speak on
behalf of their organizations in all commissioning related contractual
matters.
1.15 QUALITY ASSURANCE
A. Instructor Qualifications: Factory authorized service representatives
shall be experienced in training, operation, and maintenance procedures
for installed systems, subsystems, and equipment.
B. Test Equipment Calibration: The Contractor shall comply with test
equipment manufacturer's calibration procedures and intervals.
Recalibrate test instruments immediately whenever instruments have been
repaired following damage or dropping. Affix calibration tags to test
instruments. Instruments shall have been calibrated within six months
prior to use.
1.16 COORDINATION
A. Management: The Commissioning Agent will coordinate the commissioning
activities with the VA and Contractor. The Commissioning Agent will
submit commissioning documents and information to the VA. All
commissioning team members shall work together to fulfill their
contracted responsibilities and meet the objectives of the contract
documents.
B. Scheduling: The Contractor shall work with the Commissioning Agent and
the VA to incorporate the commissioning activities into the construction
schedule. The Commissioning Agent will provide sufficient information
(including, but not limited to, tasks, durations and predecessors) on
commissioning activities to allow the Contractor and the VA to schedule
commissioning activities. All parties shall address scheduling issues
and make necessary notifications in a timely manner in order to expedite

01 91 00 - 31
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the project and the commissioning process. The Contractor shall update
the Master Construction as directed by the VA.
C. Initial Schedule of Commissioning Events: The Commissioning Agent will
provide the initial schedule of primary commissioning events in the
Commissioning Plan and at the commissioning coordination meetings. The
Commissioning Plan will provide a format for this schedule. As
construction progresses, more detailed schedules will be developed by
the Contractor with information from the Commissioning Agent.
D. Commissioning Coordinating Meetings: The Commissioning Agent will
conduct periodic Commissioning Coordination Meetings of the
commissioning team to review status of commissioning activities, to
discuss scheduling conflicts, and to discuss upcoming commissioning
process activities.
E. Pretesting Meetings: The Commissioning Agent will conduct pretest
meetings of the commissioning team to review startup reports, Pre-
Functional Checklist results, Systems Functional Performance Testing
procedures, testing personnel and instrumentation requirements.
F. Systems Functional Performance Testing Coordination: The Contractor
shall coordinate testing activities to accommodate required quality
assurance and control services with a minimum of delay and to avoid
necessity of removing and replacing construction to accommodate testing
and inspecting. The Contractor shall coordinate the schedule times for
tests, inspections, obtaining samples, and similar activities.
PART 2 - PRODUCTS
2.1 TEST EQUIPMENT
A. The Contractor shall provide all standard and specialized testing
equipment required to perform Systems Functional Performance Testing.
Test equipment required for Systems Functional Performance Testing will
be identified in the detailed System Functional Performance Test
Procedure prepared by the Commissioning Agent.
B. Data logging equipment and software required to test equipment shall be
provided by the Contractor.
C. All testing equipment shall be of sufficient quality and accuracy to
test and/or measure system performance with the tolerances specified in
the Specifications. If not otherwise noted, the following minimum
requirements apply: Temperature sensors and digital thermometers shall
have a certified calibration within the past year to an accuracy of 0.5
o
C (1.0 oF) and a resolution of + or - 0.1 oC (0.2 oF). Pressure sensors

01 91 00 - 32
 10-01-15

shall have an accuracy of + or - 2.0% of the value range being measured

(not full range of meter) and have been calibrated within the last year.
All equipment shall be calibrated according to the manufacturer's
recommended intervals and following any repairs to the equipment.
Calibration tags shall be affixed or certificates readily available.

01 91 00 - 33
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PART 3 - EXECUTION
3.1 COMMISSIONING PROCESS ROLES AND RESPONSIBILITIES
A. The following table outlines the roles and responsibilities for the Commissioning Team members during
the Construction Phase:
Spec Writer’s Notes: Edit the following tables to describe the roles
and responsibilities for each commissioning team member for each of the
commissioning tasks as appropriate for the project.

Construction Phase CxA = Commissioning Agent L = Lead

RE = Resident Engineer P = Participate
A/E = Design Arch/Engineer A = Approve
Commissioning Roles & Responsibilities
PC = Prime Contractor R = Review
O&M = Gov’t Facility O&M O = Optional
Category Task Description CxA RE A/E PC O&M Notes
Meetings Construction Commissioning Kick Off
L A P P O
meeting
Commissioning Meetings L A P P O
Project Progress Meetings P A P L O
Controls Meeting L A P P O

Coordination Coordinate with [OGC's, AHJ, Vendors,

etc.] to ensure that Cx interacts
L A P P N/A
properly with other systems as needed
to support the OPR and BOD.

Cx Plan & Spec Final Commissioning Plan L A R R O

Schedules Duration Schedule for Commissioning

L A R R N/A
Activities

OPR and BOD Maintain OPR on behalf of Owner L A R R O

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Construction Phase CxA = Commissioning Agent L = Lead

Commissioning Roles & Responsibilities RE = Resident Engineer P = Participate
Category Task Description CxA RE A/E PC O&M Notes
Maintain BOD/DID on behalf of Owner L A R R O

Document TAB Plan Review L A R R O

Reviews Submittal and Shop Drawing Review R A R L O
Review Contractor Equipment Startup
L A R R N/A
Checklists
Review Change Orders, ASI, and RFI L A R R N/A

Site Witness Factory Testing P A P L O

Observations Construction Observation Site Visits L A R R O

Functional Final Pre-Functional Checklists L A R R O

Test Protocols Final Functional Performance Test
L A R R O
Protocols

Technical Issues Resolution Meetings P A P L O

Activities
Reports and Status Reports L A R R O
Logs Maintain Commissioning Issues Log L A R R O

B. The following table outlines the roles and responsibilities for the Commissioning Team members during
the Acceptance Phase:

01 91 00 - 36
 10-01-15

Acceptance Phase CxA = Commissioning Agent L = Lead

RE = Resident Engineer P = Participate
A/E = Design Arch/Engineer A = Approve
Commissioning Roles & Responsibilities
PC = Prime Contractor R = Review
O&M = Gov’t Facility O&M O = Optional
Category Task Description CxA RE A/E PC O&M Notes
Meetings Commissioning Meetings L A P P O
Project Progress Meetings P A P L O
Pre-Test Coordination Meeting L A P P O
Lessons Learned and Commissioning
L A P P O
Report Review Meeting

Coordination Coordinate with [OGC's, AHJ, Vendors,

etc.] to ensure that Cx interacts
L P P P O
properly with other systems as needed
to support OPR and BOD

Cx Plan & Spec Maintain/Update Commissioning Plan L A R R O

Schedules Prepare Functional Test Schedule L A R R O

OPR and BOD Maintain OPR on behalf of Owner L A R R O

Maintain BOD/DID on behalf of Owner L A R R O

Document Review Completed Pre-Functional

L A R R O
Reviews Checklists
Pre-Functional Checklist Verification L A R R O
Review Operations & Maintenance Manuals L A R R R
Training Plan Review L A R R R
Warranty Review L A R R O
Review TAB Report L A R R O

01 91 00 - 37
 10-01-15

Acceptance Phase CxA = Commissioning Agent L = Lead

Commissioning Roles & Responsibilities RE = Resident Engineer P = Participate
Category Task Description A/E
CxA = Design
RE Arch/Engineer
A/E PC O&M A = Approve
Notes

Site Construction Observation Site Visits L A R R O

Observations Witness Selected Equipment Startup L A R R O

Functional TAB Verification L A R R O

Test Protocols Systems Functional Performance Testing L A P P P
Retesting L A P P P

Technical Issues Resolution Meetings P A P L O

Activities Systems Training L S R P P

Reports and Status Reports L A R R O

Logs Maintain Commissioning Issues Log L A R R O
Final Commissioning Report L A R R R
Prepare Systems Manuals L A R R R

C. The following table outlines the roles and responsibilities for the Commissioning Team members during
the Warranty Phase:

01 91 00 - 38
 10-01-15

Warranty Phase CxA = Commissioning Agent L = Lead

RE = Resident Engineer P = Participate
A/E = Design Arch/Engineer A = Approve
Commissioning Roles & Responsibilities
PC = Prime Contractor R = Review
O&M = Gov’t Facility O&M O = Optional
Category Task Description CxA RE A/E PC O&M Notes
Meetings Post-Occupancy User Review Meeting L A O P P

Site Periodic Site Visits

L A O O P
Observations
Functional Deferred and/or seasonal Testing L A O P P
Test Protocols
Technical Issues Resolution Meetings
L S O O P
Activities
Post-Occupancy Warranty Checkup and
review of Significant Outstanding L A R P
Issues
Reports and Final Commissioning Report Amendment L A R R
Logs Status Reports L A R R

01 91 00 - 39
 10-01-15

3.2 STARTUP, INITIAL CHECKOUT, AND PRE-FUNCTIONAL CHECKLISTS

A. The following procedures shall apply to all equipment and systems to be
commissioned, according to Part 1, Systems to Be Commissioned.
1. Pre-Functional Checklists are important to ensure that the equipment
and systems are hooked up and operational. These ensure that Systems
Functional Performance Testing may proceed without unnecessary
delays. Each system to be commissioned shall have a full Pre-
Functional Checklist completed by the Contractor prior to Systems
Functional Performance Testing. No sampling strategies are used.
a. The Pre-Functional Checklist will identify the trades responsible
for completing the checklist. The Contractor shall ensure the
appropriate trades complete the checklists.
b. The Commissioning Agent will review completed Pre-Functional
Checklists and field-verify the accuracy of the completed
checklist using sampling techniques.
2. Startup and Initial Checkout Plan: The Contractor shall develop
detailed startup plans for all equipment. The primary role of the
Contractor in this process is to ensure that there is written
documentation that each of the manufacturer recommended procedures
have been completed. Parties responsible for startup shall be
identified in the Startup Plan and in the checklist forms.
a. The Contractor shall develop the full startup plan by combining
(or adding to) the checklists with the manufacturer's detailed
startup and checkout procedures from the O&M manual data and the
field checkout sheets normally used by the Contractor. The plan
shall include checklists and procedures with specific boxes or
lines for recording and documenting the checking and inspections
of each procedure and a summary statement with a signature block
at the end of the plan.
b. The full startup plan shall at a minimum consist of the following
items:
1) The Pre-Functional Checklists.
2) The manufacturer's standard written startup procedures copied
from the installation manuals with check boxes by each
procedure and a signature block added by hand at the end.
3) The manufacturer's normally used field checkout sheets.
c. The Commissioning Agent will submit the full startup plan to the
VA and Contractor for review. Final approval will be by the VA.

01 91 00 - 41
 10-01-15

d. The Contractor shall review and evaluate the procedures and the
format for documenting them, noting any procedures that need to be
revised or added.
3. Sensor and Actuator Calibration
a. All field installed temperature, relative humidity, CO2 and
pressure sensors and gages, and all actuators (dampers and valves)
on all equipment shall be calibrated using the methods described
in Division 21, Division 22, Division 23, Division 26, Division
27, and Division 28 specifications.
b. All procedures used shall be fully documented on the Pre-
Functional Checklists or other suitable forms, clearly referencing
the procedures followed and written documentation of initial,
intermediate and final results.
4. Execution of Equipment Startup
Spec Writer Note: Coordinate the number
of week’s lead-time with the Resident
Engineer.

a. //Four// //insert number// weeks prior to equipment startup, the

Contractor shall schedule startup and checkout with the VA and
Commissioning Agent. The performance of the startup and checkout
shall be directed and executed by the Contractor.
b. The Commissioning Agent will observe the startup procedures for
selected pieces of primary equipment.
c. The Contractor shall execute startup and provide the VA and
Commissioning Agent with a signed and dated copy of the completed
startup checklists, and contractor tests.
d. Only individuals that have direct knowledge and witnessed that a
line item task on the Startup Checklist was actually performed
shall initial or check that item off. It is not acceptable for
witnessing supervisors to fill out these forms.
3.3 DEFICIENCIES, NONCONFORMANCE, AND APPROVAL IN CHECKLISTS AND STARTUP
A. The Contractor shall clearly list any outstanding items of the initial
startup and Pre-Functional Checklist procedures that were not completed
successfully, at the bottom of the procedures form or on an attached
sheet. The procedures form and any outstanding deficiencies shall be
provided to the VA and the Commissioning Agent within two days of
completion.

01 91 00 - 42
 10-01-15

B. The Commissioning Agent will review the report and submit comments to
the VA. The Commissioning Agent will work with the Contractor to correct
and verify deficiencies or uncompleted items. The Commissioning Agent
will involve the VA and others as necessary. The Contractor shall
correct all areas that are noncompliant or incomplete in the checklists
in a timely manner, and shall notify the VA and Commissioning Agent as
soon as outstanding items have been corrected. The Contractor shall
submit an updated startup report and a Statement of Correction on the
original noncompliance report. When satisfactorily completed, the
Commissioning Agent will recommend approval of the checklists and
startup of each system to the VA.
C. The Contractor shall be responsible for resolution of deficiencies as
directed the VA.
Spec Writer Note: The following paragraph
on Phased Commissioning is for projects
with phased delivery of buildings or parts
of buildings. It is intended to notify
the Contractor that some Commissioning
Activities, such as startup, functional
testing, etc. will be conducted as the
various phases of the project near
completion and will require multiple
mobilizations of the startup and
functional testing teams to support the
phased commissioning. Delete the
following paragraph when phased delivery
is not part of the project.

3.4 PHASED COMMISSIONING

A. The project may require startup and initial checkout to be executed in
phases. This phasing shall be planned and scheduled in a coordination
meeting of the VA, Commissioning Agent, and the Contractor. Results will
be added to the master construction schedule and the commissioning
schedule.
3.5 DDC SYSTEM TRENDING FOR COMMISSIONING
A. Trending is a method of testing as a standalone method or to augment
manual testing. The Contractor shall trend any and all points of the
system or systems at intervals specified below.
B. Alarms are a means to notify the system operator that abnormal
conditions are present in the system. Alarms shall be structured into
three tiers – Critical, Priority, and Maintenance.
1. Critical alarms are intended to be alarms that require the immediate
attention of and action by the Operator. These alarms shall be

01 91 00 - 43
 10-01-15

displayed on the Operator Workstation in a popup style window that is

graphically linked to the associated unit's graphical display. The
popup style window shall be displayed on top of any active window
within the screen, including non DDC system software.
2. Priority level alarms are to be printed to a printer which is
connected to the Operator’s Work Station located within the
engineer’s office. Additionally Priority level alarms shall be able
to be monitored and viewed through an active alarm application.
Priority level alarms are alarms which shall require reaction from
the operator or maintenance personnel within a normal work shift, and
not immediate action.
3. Maintenance alarms are intended to be minor issues which would
require examination by maintenance personnel within the following
shift. These alarms shall be generated in a scheduled report
automatically by the DDC system at the start of each shift. The
generated maintenance report will be printed to a printer located
within the engineer’s office.
C. The Contractor shall provide a wireless internet network in the building
for use during controls programming, checkout, and commissioning. This
network will allow project team members to more effectively program,
view, manipulate and test control devices while being in the same room
as the controlled device.
D. The Contractor shall provide graphical trending through the DDC control
system of systems being commissioned. Trending requirements are
indicated below and included with the Systems Functional Performance
Test Procedures. Trending shall occur before, during and after Systems
Functional Performance Testing. The Contractor shall be responsible for
producing graphical representations of the trended DDC points that show
each system operating properly during steady state conditions as well as
during the System Functional Testing. These graphical reports shall be
submitted to the Resident Engineer and Commissioning Agent for review
and analysis before, during dynamic operation, and after Systems
Functional Performance Testing. The Contractor shall provide, but not
limited to, the following trend requirements and trend submissions:
1. Pre-testing, Testing, and Post-testing – Trend reports of trend logs
and graphical trend plots are required as defined by the
Commissioning Agent. The trend log points, sampling rate, graphical
plot configuration, and duration will be dictated by the

01 91 00 - 44
 10-01-15

Commissioning Agent. At any time during the Commissioning Process the

Commissioning Agent may recommend changes to aspects of trending as
deemed necessary for proper system analysis. The Contractor shall
implement any changes as directed by the Resident Engineer. Any pre-
test trend analysis comments generated by the Commissioning Team
should be addressed and resolved by the Contractor, as directed by
the Resident Engineer, prior to the execution of Systems Functional
Performance Testing.
2. Dynamic plotting – The Contractor shall also provide dynamic plotting
during Systems Functional Performance testing at frequent intervals
for points determined by the Systems Functional Performance Test
Procedure. The graphical plots will be formatted and plotted at
durations listed in the Systems Functional Performance Test
Procedure.
3. Graphical plotting - The graphical plots shall be provided with a
dual y-axis allowing 15 or more trend points (series) plotted
simultaneously on the graph with each series in distinct color. The
plots will further require title, axis naming, legend etc. all
described by the Systems Functional Performance Test Procedure. If
this cannot be sufficiently accomplished directly in the Direct
Digital Control System then it is the responsibility of the
Contractor to plot these trend logs in Microsoft Excel.
4. The following tables indicate the points to be trended and alarmed by
system. The Operational Trend Duration column indicates the trend
duration for normal operations. The Testing Trend Duration column
indicates the trend duration prior to Systems Functional Performance
Testing and again after Systems Functional Performance Testing. The
Type column indicates point type: AI = Analog Input, AO = Analog
Output, DI = Digital Input, DO = Digital Output, Calc = Calculated
Point. In the Trend Interval Column, COV = Change of Value. The
Alarm Type indicates the alarm priority; C = Critical, P = Priority,
and M = Maintenance. The Alarm Range column indicates when the point
is considered in the alarm state. The Alarm Delay column indicates
the length of time the point must remain in an alarm state before the
alarm is recorded in the DDC. The intent is to allow minor, short-
duration events to be corrected by the DDC system prior to recording
an alarm.

01 91 00 - 45
 10-01-15

Spec Writer Note: The following tables

provide guidelines for system trends and
alarms. Coordinate the types of systems
and point names with the construction
documents. Verify alarm priorities,
ranges and delay. The Design Engineer
may elect to include trending and alarm
information on the DDC Control Schematics
and Sequences of Operations in the
Construction Drawing set or in the DDC
Control Specifications. Verify the
control drawings and/or DDC specifications
have included reference to this section of
01 91 00. If adequately included in the
drawings or specifications, the following
tables should be deleted to prevent
duplication and possible conflicts.

Dual-Path Air Handling Unit Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
OA
AI 15 Min 24 hours 3 days N/A
Temperature
RA
AI 15 Min 24 hours 3 days N/A
Temperature
10
RA Humidity AI 15 Min 24 hours 3 days P >60% RH
min
Mixed Air
AI None None None N/A
Temp
±5°F 10
SA Temp AI 15 Min 24 hours 3 days C
from SP min
Supply Fan
AI 15 Min 24 hours 3 days N/A
Speed
Return Fan
AI 15 Min 24 hours 3 days N/A
Speed
RA Pre-Filter
AI None None None N/A
Status
OA Pre-Filter
AI None None None N/A
Status
After Filter
AI None None None N/A
Status
±10% 10
SA Flow AI 15 Min 24 hours 3 days C
from SP min
OA Supply ±5°F 10
AI 15 Min 24 hours 3 days P
Temp from SP min
RA Supply
AI 15 Min 24 hours 3 days N/A
Temp
RA CHW Valve
AI 15 Min 24 hours 3 days N/A
Position
OA CHW Valve
AI 15 Min 24 hours 3 days N/A
Position

01 91 00 - 46
 10-01-15

Dual-Path Air Handling Unit Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
OA HW Valve
AI 15 Min 24 hours 3 days N/A
Position
±10%
OA Flow AI 15 Min 24 hours 3 days P 5 min
from SP
±10%
RA Flow AI 15 Min 24 hours 3 days P 5 min
from SP
Initial UVC
AI None None None N/A
Intensity (%)
±25%
Duct Pressure AI 15 Min 24 hours 3 days C 6 min
from SP
±10% 10
CO2 Level AI 15 Min 24 hours 3 days P
from SP min

Status
Supply Fan 10
DI COV 24 hours 3 days C <>
Status min
Command
Status
Return Fan 10
DI COV 24 hours 3 days C <>
Status Min
Command
High Static
DI COV 24 hours 3 days P True 1 min
Status
Fire Alarm
DI COV 24 hours 3 days C True 5 min
Status
Freeze Stat 10
DI COV 24 hours 3 days C True
Level 1 min
Freeze Stat
DI COV 24 hours 3 days C True 5 min
Level 2
Freeze Stat
DI COV 24 hours 3 days P True 1 min
Level 3
Fire/Smoke
DI COV 24 hours 3 days P Closed 1 min
Damper Status
Emergency AHU
DI COV 24 hours 3 days P True 1 min
Shutdown
Status
Exhaust Fan 10
DI COV 24 hours 3 days C <>
#1 Status min
Command
Status
Exhaust Fan 10
DI COV 24 hours 3 days C <>
#2 Status min
Command
Status
Exhaust Fan 10
DI COV 24 hours 3 days C <>
#3 Status min
Command
10
OA Alarm DI COV 24 hours 3 days C True
min
High Static 10
DI COV 24 hours 3 days C True
Alarm min
UVC Emitter 10
DI COV 24 hours 3 days P True
Alarm min

01 91 00 - 47
 10-01-15

Dual-Path Air Handling Unit Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
10
CO2 Alarm DI COV 24 hours 3 days P True
min
Power Failure DI COV 24 hours 3 days P True 1 min

Supply Fan
AO 15 Min 24 hours 3 days N/A
Speed
Return Fan
AO 15 Min 24 hours 3 days N/A
Speed
RA CHW Valve
AO 15 Min 24 hours 3 days N/A
Position
OA CHW Valve
AO 15 Min 24 hours 3 days N/A
Position
OA HW Valve
AO 15 Min 24 hours 3 days N/A
Position

Supply Fan
DO COV 24 hours 3 days N/A
S/S
Return Fan
DO COV 24 hours 3 days N/A
S/S
Fire/Smoke
DO COV 24 hours 3 days N/A
Dampers
Exhaust Fan
DO COV 24 hours 3 days N/A
S/S
Exhaust Fan
DO COV 24 hours 3 days N/A
S/S
Exhaust Fan
DO COV 24 hours 3 days N/A
S/S

AHU Energy Calc 1 Hour 30 day N/A N/A

Terminal Unit (VAV, CAV, etc.) Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Space ±5°F 10
AI 15 Min 12 hours 3 days P
Temperature from SP min
±5°F 10
Air Flow AI 15 Min 12 hours 3 days P
from SP min
SA ±5°F 10
AI 15 Min 12 hours 3 days P
Temperature from SP min
Local ±10°F 60
AI 15 Min 12 hours 3 days M
Setpoint from SP min

01 91 00 - 48
 10-01-15

Terminal Unit (VAV, CAV, etc.) Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Space > 60%
AI 15 Min 12 hours 3 days P 5 min
Humidity RH

Unoccupied 12
DI COV 12 hours 3 days M N/A
Override Hours
Refrigerator 10
DI COV 12 hours 3 days C N/A
Alarm min

Damper 15
AO 12 hours 3 days N/A
Position Minutes
Heating coil
15
Valve AO 12 hours 3 days N/A
Minutes
Position

4-Pipe Fan Coil Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Space 15 ±5°F 10
AI 12 hours 3 days P
Temperature Minutes from SP min
SA 15 ±5°F 10
AI 12 hours 3 days P
Temperature Minutes from SP min
Pre-Filter 1
AI None None None M > SP
Status hour

30
Water Sensor DI COV 12 hours 3 days M N/A
Min

Cooling Coil
15
Valve AO 12 hours 3 days N/A
Minutes
Position
Heating coil
15
Valve AO 12 hours 3 days N/A
Minutes
Position
Status
30
Fan Coil DO COV 12 hours 3 days M <>
min
ON/OFF Command

01 91 00 - 49
 10-01-15

2-Pipe Fan Coil Unit Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Space 15 ±5°F 10
AI 12 hours 3 days P
Temperature Minutes from SP min
SA 15 ±5°F 10
AI 12 hours 3 days P
Temperature Minutes from SP min
Pre-Filter 1
AI None None None M > SP
Status hour

30
Water Sensor DI COV 12 hours 3 days M N/A
Min

Cooling Coil
15
Valve AO 12 hours 3 days N/A
Minutes
Position
Status
30
Fan Coil DO COV 12 hours 3 days M <>
min
ON/OFF Command

Unit Heater Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Space 15 ±5°F 10
AI 12 hours 3 days P
Temperature Minutes from SP min

Heating Valve 15
AO 12 hours 3 days N/A
Position Minutes

Status
Unit Heater 30
DO COV 12 hours 3 days M <>
ON/OFF min
Command

Steam and Condensate Pumps Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Steam Flow 15
AI 12 hours 3 days N/A
(LB/HR) Minutes
Condensate
15
Pump Run AI 12 hours 3 days N/A
Minutes
Hours
Water Meter 15
AI 12 hours 3 days N/A
(GPM) Minutes

01 91 00 - 50
 10-01-15

Steam and Condensate Pumps Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Electric 15
AI 12 hours 3 days N/A
Meter (KW/H) Minutes
Irrigation 15
AI 12 hours 3 days N/A
Meter (GPM) Minutes
Chilled Water 15
AI 12 hours 3 days N/A
Flow (TONS) Minutes
Condensate 15
AI 12 hours 3 days N/A
Flow (GPM) Minutes

High Water
DI COV 12 hours 3 days C True 5 Min
Level Alarm

Condensate Status
10
Pump DO COV 12 hours 3 days P <>
min
Start/Stop Command

Domestic Hot Water Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Domestic HW
AI 15 Minute 12 Hours 3 days N/A
Setpoint WH-1
Domestic HW
AI 15 Minute 12 Hours 3 days N/A
Setpoint WH-2
Domestic HW > 135 10
AI 15 Minute 12 Hours 3 days C
Temperature oF Min
Domestic HW ±5°F 10
AI 15 Minute 12 Hours 3 days P
Temperature from SP Min

Dom. Circ. Status

30
Pump #1 DI COV 12 Hours 3 days M <>
min
Status Command
Dom. Circ. Status
30
Pump #2 DI COV 12 Hours 3 days M <>
min
Status Command

Dom. Circ.
Pump #1 DO COV 12 Hours 3 days N/A
Start/Stop
Dom. Circ.
Pump #2 DO COV 12 Hours 3 days N/A
Start/Stop
Domestic HW
DO COV 12 Hours 3 days N/A
Start/Stop

01 91 00 - 51
 10-01-15

Hydronic Hot Water Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
System HWS ±5°F 10
AI 15 min 12 hours 3 days C
Temperature from SP Min
System HWR ±15°F 300
AI 15 min 12 hours 3 days M
Temperature from SP Min
HX-1 Entering ±5°F 10
AI 15 min 12 hours 3 days P
Temperature from SP Min
HX-2 Entering ±5°F 10
AI 15 min 12 hours 3 days P
Temperature from SP Min
HX-2 Leaving ±5°F 10
AI 15 min 12 hours 3 days P
Temperature from SP Min

System Flow
AI 15 min 12 hours 3 days N/A
(GPM)
System
±10%
Differential AI 15 min 12 hours 3 days P 8 Min
from SP
Pressure
3 days
Status
HW Pump 1 30
DI COV 12 Hours 3 days C <>
Status min
Command
Status
HW Pump 2 30
DI COV 12 Hours 3 days C <>
Status min
Command

HW Pump 1 VFD
AO 15 Min 12 Hours 3 days N/A
Speed
HW Pump 2 VFD
AO 15 Min 12 Hours 3 days N/A
Speed
Steam Station
#1 1/3
AO 15 Min 12 Hours 3 days N/A
Control Valve
Position
Steam Station
#1 2/3
AO 15 Min 12 Hours 3 days N/A
Control Valve
Position
Steam Station
#2 1/3
AO 15 Min 12 Hours 3 days N/A
Control Valve
Position
Steam Station
#2 2/3
AO 15 Min 12 Hours 3 days N/A
Control Valve
Position
Steam Station
Bypass Valve AO 15 Min 12 Hours 3 days N/A
Position

01 91 00 - 52
 10-01-15

Hydronic Hot Water Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration

HW Pump 1
DO COV 12 Hours 3 days N/A
Start/Stop
HW Pump 2
DO COV 12 Hours 3 days N/A
Start/Stop
HWR #1 Valve DO COV 12 Hours 3 days N/A
HWR #2 Valve DO COV 12 Hours 3 days N/A

Chilled Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Chiller 1
15
Entering AI 12 Hours 3 days N/A
Minutes
Temperature
Chiller 1
15 ±5°F 10
Leaving AI 12 Hours 3 days P
Minutes from SP Min
Temperature
Chiller 1 15
AI 12 Hours 3 days N/A
Flow Minutes
Chiller 1 15
AI 12 Hours 3 days N/A
Percent Load Minutes
Chiller 1 KW 15
AI 12 Hours 3 days N/A
Consumption Minutes
Chiller 1 15
AI 12 Hours 3 days N/A
Tonnage Minutes
Chiller 2
15
Entering AI 12 Hours 3 days N/A
Minutes
Temperature
Chiller 2
15 ±5°F 10
Leaving AI 12 Hours 3 days P
Minutes from SP Min
Temperature
Chiller 2 15
AI 12 Hours 3 days N/A
Flow Minutes
Chiller 2 15
AI 12 Hours 3 days N/A
Percent Load Minutes
Chiller 2 KW 15
AI 12 Hours 3 days N/A
Consumption Minutes
Chiller 2 15
AI 12 Hours 3 days N/A
Tonnage Minutes
Primary Loop
15
Decoupler AI 12 Hours 3 days N/A
Minutes
Flow
Primary Loop 15
AI 12 Hours 3 days N/A
Flow Minutes

01 91 00 - 53
 10-01-15

Chilled Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Primary Loop
15
Supply AI 12 Hours 3 days N/A
Minutes
Temperature
Secondary
Loop 15 ±5% 10
AI 12 Hours 3 days P
Differential Minutes from SP Min
Pressure
Secondary 15
AI 12 Hours 3 days N/A
Loop Flow Minutes
Secondary
15
Loop Supply AI 12 Hours 3 days N/A
Minutes
Temperature
Secondary
15
Loop Return AI 12 Hours 3 days N/A
Minutes
Temperature
Secondary 15
AI 12 Hours 3 days N/A
Loop Tonnage Minutes

Status
Primary Loop 30
DI COV 12 Hours 3 days C <>
Pump 1 Status min
Command
Status
Primary Loop 30
DI COV 12 Hours 3 days C <>
Pump 2 Status min
Command
Secondary Status
30
Loop Pump 1 DI COV 12 Hours 3 days C <>
min
Status Command
Secondary Status
30
Loop Pump 2 DI COV 12 Hours 3 days C <>
min
Status Command
Status
Chiller 1 30
DI COV 12 Hours 3 days C <>
Status min
Command
Chiller 1
Evaporator DI COV 12 Hours 3 days N/A
Iso-Valve
Chiller 1
Evaporator DI COV 12 Hours 3 days N/A
Flow Switch
Chiller 1 10
DI COV 12 Hours 3 days C True
Unit Alarm Min
Status
Chiller 2 30
DI COV 12 Hours 3 days C <>
Status min
Command
Chiller 2
Evaporator DI COV 12 Hours 3 days N/A
Iso-Valve

01 91 00 - 54
 10-01-15

Chilled Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Chiller 2
Evaporator DI COV 12 Hours 3 days N/A
Flow Switch
Chiller 2 10
DI COV 12 Hours 3 days C True
Unit Alarm Min
Refrigerant 10
DI COV 12 Hours 3 days C True
Detector Min
Refrigerant Status
30
Exhaust Fan DI COV 12 Hours 3 days M <>
min
Status Command
Emergency
DI COV 12 Hours 3 days P True 1 Min
Shutdown

Primary Loop
15
Pump 1 VFD AO 12 Hours 3 days N/A
Minutes
Speed
Primary Loop
15
Pump 2 VFD AO 12 Hours 3 days N/A
Minutes
Speed
Secondary
15
Loop Pump 1 AO 12 Hours 3 days N/A
Minutes
VFD Speed
Secondary
15
Loop Pump 2 AO 12 Hours 3 days N/A
Minutes
VFD Speed

Primary Pump
1 Start / DO COV 12 Hours 3 days N/A
Stop
Primary Pump
2 Start / DO COV 12 Hours 3 days N/A
Stop
Secondary
Pump 1 DO COV 12 Hours 3 days N/A
Start / Stop
Secondary
Pump 2 DO COV 12 Hours 3 days N/A
Start / Stop
Chiller 1
DO COV 12 Hours 3 days N/A
Enable
Chiller 1
Iso-Valve DO COV 12 Hours 3 days N/A
Command
Chiller 2
DO COV 12 Hours 3 days N/A
Enable
Chiller 2
Iso-Valve DO COV 12 Hours 3 days N/A
Command

01 91 00 - 55
 10-01-15

Chilled Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Refrigerant
Exhaust Fan DO COV 12 Hours 3 days N/A
Start / Stop

Condenser Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Chiller 1
15
Condenser AI 12 Hours 3 days N/A
Minutes
Entering Temp
Chiller 1
15
Condenser AI 12 Hours 3 days N/A
Minutes
Leaving Temp
Chiller 2
15
Condenser AI 12 Hours 3 days N/A
Minutes
Entering Temp
Chiller 2
15
Condenser AI 12 Hours 3 days N/A
Minutes
Leaving Temp
Cooling Tower 15
AI 12 Hours 3 days N/A
1 Supply Temp Minutes
Cooling Tower 15
AI 12 Hours 3 days N/A
1 Return Temp Minutes
Cooling Tower 15 10
AI 12 Hours 3 days P < 45 oF
1 Basin Temp Minutes Min
Cooling Tower 15
AI 12 Hours 3 days N/A
2 Supply Temp Minutes
Cooling Tower 15
AI 12 Hours 3 days N/A
2 Return Temp Minutes
Cooling Tower 15 10
AI 12 Hours 3 days P < 45 oF
2 Basin Temp Minutes Min
Condenser
15
Water Supply AI 12 Hours 3 days N/A
Minutes
Temp
Condenser
15
Water Return AI 12 Hours 3 days N/A
Minutes
Temp
Outdoor Air 15
AI 12 Hours 3 days N/A
Wet Bulb Minutes

Status
Cooling Tower
DI COV 12 Hours 3 days P <> 1 min
1 Fan Status
Command
Cooling Tower
DI COV 12 Hours 3 days N/A
1 Basin Heat

01 91 00 - 56
 10-01-15

Condenser Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Cooling Tower
DI COV 12 Hours 3 days N/A
1 Heat Trace
Status
Cooling Tower
DI COV 12 Hours 3 days P <> 1 min
2 Fan Status
Command
Cooling Tower
DI COV 12 Hours 3 days N/A
2 Basin Heat
Cooling Tower
DI COV 12 Hours 3 days N/A
2 Heat Trace
Chiller 1 Status
Isolation DI COV 12 Hours 3 days P <> 1 min
Valve Command
Chiller 2 Status
Isolation DI COV 12 Hours 3 days P <> 1 min
Valve Command
Condenser Status
Water Pump 1 DI COV 12 Hours 3 days P <> 1 min
Status Command
Condenser Status
Water Pump 2 DI COV 12 Hours 3 days P <> 1 min
Status Command

Chiller 1
15
Condenser AO 12 Hours 3 days N/A
Minutes
Bypass Valve
Chiller 2
15
Condenser By- AO 12 Hours 3 days N/A
Minutes
Pass Valve
Cooling Tower
15
1 Bypass AO 12 Hours 3 days N/A
Minutes
Valve
Cooling Tower 15
AO 12 Hours 3 days N/A
1 Fan Speed Minutes
Cooling Tower
15
2 Bypass AO 12 Hours 3 days N/A
Minutes
Valve
Cooling Tower 15
AO 12 Hours 3 days N/A
2 Fan Speed Minutes

Cooling Tower
1 Fan Start / DO COV 12 Hours 3 days N/A
Stop
Cooling Tower
2 Fan Start / DO COV 12 Hours 3 days N/A
Stop
Condenser
Water Pump 1 DO COV 12 Hours 3 days N/A
Start / Stop

01 91 00 - 57
 10-01-15

Condenser Water System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Condenser
Water Pump 2 DO COV 12 Hours 3 days N/A
Start / Stop

Steam Boiler System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Boiler 1
15 ±5% 10
Steam AI 12 Hours 3 days P
Minutes from SP Min
Pressure
Boiler 1
15
Steam AI 12 Hours 3 days N/A
Minutes
Temperature
Boiler 1 Fire 15
AI 12 Hours 3 days N/A
Signal Minutes
Boiler 2
15 ±5% 10
Steam AI 12 Hours 3 days P
Minutes from SP Min
Pressure
Boiler 2
15
Steam AI 12 Hours 3 days N/A
Minutes
Temperature
Boiler 2 Fire 15
AI 12 Hours 3 days N/A
Signal Minutes
System Steam 15 ±5% 10
AI 12 Hours 3 days P
Pressure Minutes from SP Min

Boiler 1
DI COV 12 Hours 3 days N/A
Enable
Status
Boiler 1 10
DI COV 12 Hours 3 days P <>
Status min
Command
Boiler 1
DI COV 12 Hours 3 days C True 1 Min
Alarm
Boiler 1 on
DI COV 12 Hours 3 days N/A
Fuel Oil
Boiler 1 Low
DI COV 12 Hours 3 days C True 5 Min
Water Alarm
Boiler 1 High
DI COV 12 Hours 3 days C True 5 Min
Water Alarm
Boiler 1 Feed
DI COV 12 Hours 3 days N/A
Pump
Boiler 2
DI COV 12 Hours 3 days N/A
Enable

01 91 00 - 58
 10-01-15

Steam Boiler System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Status
Boiler 2 10
DI COV 12 Hours 3 days P <>
Status min
Command
Boiler 2
DI COV 12 Hours 3 days C True 1 Min
Alarm
Boiler 2 on
DI COV 12 Hours 3 days N/A
Fuel Oil
Boiler 2 Low
DI COV 12 Hours 3 days C True 5 Min
Water Alarm
Boiler 2 High
DI COV 12 Hours 3 days C True 5 Min
Water Alarm
Boiler 2 Feed
DI COV 12 Hours 3 days N/A
Pump
Status
Combustion
DI COV 12 Hours 3 days P <> 5 min
Damper Status
Command
Condensate Status
Recovery Pump DI COV 12 Hours 3 days P <> 5 min
Status Command

Boiler 1 Feed
Pump Start / DO COV 12 Hours 3 days N/A
Stop
Boiler 2
DO COV 12 Hours 3 days N/A
Start / Stop
Combustion
Damper DO COV 12 Hours 3 days N/A
Command
Condensate
Recovery Pump DO COV 12 Hours 3 days N/A
Start / Stop

Hot Water Boiler System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Outside Air 15
AI 12 Hours 3 days N/A
Temperature Minutes
Boiler 1 Fire 15
AI 12 Hours 3 days N/A
Signal Minutes

01 91 00 - 59
 10-01-15

Hot Water Boiler System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Boiler 1
Entering 15
AI 12 Hours 3 days N/A
Water Minutes
Temperature
Boiler 1
15
Leaving Water AI 12 Hours 3 days N/A
Minutes
Temperature
Boiler 2 Fire 15
AI 12 Hours 3 days N/A
Signal Minutes
Boiler 2
Entering 15
AI 12 Hours 3 days N/A
Water Minutes
Temperature
Boiler 2
15
Leaving Water AI 12 Hours 3 days N/A
Minutes
Temperature
Hot Water
15 ±5 oF 10
Supply AI 12 Hours 3 days P
Minutes from SP Min
Temperature
Hot Water
15
Return AI 12 Hours 3 days N/A
Minutes
Temperature
Secondary
Loop 15 ±5% 10
AI 12 Hours 3 days C
Differential Minutes from SP Min
Pressure
15
Lead Boiler AI 12 Hours 3 days N/A
Minutes

Boiler 1
DI COV 12 Hours 3 days N/A
Enable
Status
Boiler 1 10
DI COV 12 Hours 3 days P <>
Status min
Command
Boiler 1
Isolation DI COV 12 Hours 3 days N/A
Valve
Boiler 1 on
DI COV 12 Hours 3 days N/A
Fuel Oil
Boiler 1
DI COV 12 Hours 3 days C True 1 Min
Alarm
Boiler 2
DI COV 12 Hours 3 days N/A
Enable
Status
Boiler 2 10
DI COV 12 Hours 3 days P <>
Status min
Command
Boiler 2
Isolation DI COV 12 Hours 3 days N/A
Valve

01 91 00 - 60
 10-01-15

Hot Water Boiler System Trending and Alarms

Operationa Testing
Trend Alarm Alarm Alarm
Point Type l Trend Trend
Interval Type Range Delay
Duration Duration
Boiler 2 on
DI COV 12 Hours 3 days N/A
Fuel Oil
Boiler 2
DI COV 12 Hours 3 days C True 1 Min
Alarm
Status
Combustion 10
DI COV 12 Hours 3 days P <>
Dampers Open min
Command
Status
Primary Pump 10
DI COV 12 Hours 3 days P <>
1 Status min
Command
Status
Primary Pump 10
DI COV 12 Hours 3 days P <>
2 Status min
Command
Status
Secondary 10
DI COV 12 Hours 3 days P <>
Pump 1 Status min
Command
Status
Secondary 10
DI COV 12 Hours 3 days P <>
Pump 2 Status min
Command

Primary Pump
AO COV 12 Hours 3 days N/A
1 VFD Speed
Primary Pump
AO COV 12 Hours 3 days N/A
2 VFD Speed
Secondary
Pump 1 VFD AO COV 12 Hours 3 days N/A
Speed
Secondary
Pump 2 VFD AO COV 12 Hours 3 days N/A
Speed

Hot Water
DO COV 12 Hours 3 days N/A
System Enable
Combustion
Dampers DO COV 12 Hours 3 days N/A
Command
Primary Pump
1 Start / DO COV 12 Hours 3 days N/A
Stop
Primary Pump
2 Start / DO COV 12 Hours 3 days N/A
Stop
Secondary
Pump 1 DO COV 12 Hours 3 days N/A
Start / Stop
Secondary
Pump 2 DO COV 12 Hours 3 days N/A
Start / Stop

01 91 00 - 61
 10-01-15

E. The Contractor shall provide the following information prior to Systems

Functional Performance Testing. Any documentation that is modified after
submission shall be recorded and resubmitted to the Resident Engineer
and Commissioning Agent.
1. Point-to-Point checkout documentation;
2. Sensor field calibration documentation including system name,
sensor/point name, measured value, DDC value, and Correction Factor.
3. A sensor calibration table listing the referencing the location of
procedures to following in the O&M manuals, and the frequency at
which calibration should be performed for all sensors, separated by
system, subsystem, and type. The calibration requirements shall be
submitted both in the O&M manuals and separately in a standalone
document containing all sensors for inclusion in the commissioning
documentation. The following table is a sample that can be used as a
template for submission.

SYSTEM
Calibration O&M Calibration Procedure
Sensor
Frequency Reference
Discharge air
Once a year Volume I Section D.3.aa
temperature
Discharge static
Every 6 months Volume II Section A.1.c
pressure

4. Loop tuning documentation and constants for each loop of the building
systems. The documentation shall be submitted in outline or table
separated by system, control type (e.g. heating valve temperature
control); proportional, integral and derivative constants, interval
(and bias if used) for each loop. The following table is a sample
that can be used as a template for submission.

AIR HANDLING UNIT AHU-1

Control Proportional Integral Derivative Interval
Reference Constant Constant Constant
Heating Valve
1000 20 10 2 sec.
Output

01 91 00 - 62
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3.6 SYSTEMS FUNCTIONAL PERFORMANCE TESTING

A. This paragraph applies to Systems Functional Performance Testing of
systems for all referenced specification Divisions.
B. Objectives and Scope: The objective of Systems Functional Performance
Testing is to demonstrate that each system is operating according to the
Contract Documents. Systems Functional Performance Testing facilitates
bringing the systems from a state of substantial completion to full
dynamic operation. Additionally, during the testing process, areas of
noncompliant performance are identified and corrected, thereby improving
the operation and functioning of the systems. In general, each system
shall be operated through all modes of operation (seasonal, occupied,
unoccupied, warm-up, cool-down, part- and full-load, fire alarm and
emergency power) where there is a specified system response. The
Contractor shall verify each sequence in the sequences of operation.
Proper responses to such modes and conditions as power failure, freeze
condition, low oil pressure, no flow, equipment failure, etc. shall also
be tested.
C. Development of Systems Functional Performance Test Procedures: Before
Systems Functional Performance Test procedures are written, the
Contractor shall submit all requested documentation and a current list
of change orders affecting equipment or systems, including an updated
points list, program code, control sequences and parameters. Using the
testing parameters and requirements found in the Contract Documents and
approved submittals and shop drawings, the Commissioning Agent will
develop specific Systems Functional Test Procedures to verify and
document proper operation of each piece of equipment and system to be
commissioned. The Contractor shall assist the Commissioning Agent in
developing the Systems Functional Performance Test procedures as
requested by the Commissioning Agent i.e. by answering questions about
equipment, operation, sequences, etc. Prior to execution, the
Commissioning Agent will provide a copy of the Systems Functional
Performance Test procedures to the VA, the Architect/Engineer, and the
Contractor, who shall review the tests for feasibility, safety,
equipment and warranty protection.
D. Purpose of Test Procedures: The purpose of each specific Systems
Functional Performance Test is to verify and document compliance with
the stated criteria of acceptance given on the test form. Representative
test formats and examples are found in the Commissioning Plan for this

01 91 00 - 63
 10-01-15

project. (The Commissioning Plan is issued as a separate document and is

available for review.) The test procedure forms developed by the
Commissioning Agent will include, but not be limited to, the following
information:
1. System and equipment or component name(s)
2. Equipment location and ID number
3. Unique test ID number, and reference to unique Pre-Functional
Checklists and startup documentation, and ID numbers for the piece of
equipment
4. Date
5. Project name
6. Participating parties
7. A copy of the specification section describing the test requirements
8. A copy of the specific sequence of operations or other specified
parameters being verified
9. Formulas used in any calculations
10. Required pretest field measurements
11. Instructions for setting up the test.
12. Special cautions, alarm limits, etc.
13. Specific step-by-step procedures to execute the test, in a clear,
sequential and repeatable format
14. Acceptance criteria of proper performance with a Yes / No check box
to allow for clearly marking whether or not proper performance of
each part of the test was achieved.
15. A section for comments.
16. Signatures and date block for the Commissioning Agent. A place for
the Contractor to initial to signify attendance at the test.
E. Test Methods: Systems Functional Performance Testing shall be achieved
by manual testing (i.e. persons manipulate the equipment and observe
performance) and/or by monitoring the performance and analyzing the
results using the control system's trend log capabilities or by
standalone data loggers. The Contractor and Commissioning Agent shall
determine which method is most appropriate for tests that do not have a
method specified.
1. Simulated Conditions: Simulating conditions (not by an overwritten
value) shall be allowed, although timing the testing to experience
actual conditions is encouraged wherever practical.

01 91 00 - 64
 10-01-15

2. Overwritten Values: Overwriting sensor values to simulate a

condition, such as overwriting the outside air temperature reading in
a control system to be something other than it really is, shall be
allowed, but shall be used with caution and avoided when possible.
Such testing methods often can only test a part of a system, as the
interactions and responses of other systems will be erroneous or not
applicable. Simulating a condition is preferable. e.g., for the above
case, by heating the outside air sensor with a hair blower rather
than overwriting the value or by altering the appropriate setpoint to
see the desired response. Before simulating conditions or overwriting
values, sensors, transducers and devices shall have been calibrated.
3. Simulated Signals: Using a signal generator which creates a
simulated signal to test and calibrate transducers and DDC constants
is generally recommended over using the sensor to act as the signal
generator via simulated conditions or overwritten values.
4. Altering Setpoints: Rather than overwriting sensor values, and when
simulating conditions is difficult, altering setpoints to test a
sequence is acceptable. For example, to see the Air Conditioning
compressor lockout initiate at an outside air temperature below 12 C
(54 F), when the outside air temperature is above 12 C (54 F),
temporarily change the lockout setpoint to be 2 C (4 F) above the
current outside air temperature.
5. Indirect Indicators: Relying on indirect indicators for responses or
performance shall be allowed only after visually and directly
verifying and documenting, over the range of the tested parameters,
that the indirect readings through the control system represent
actual conditions and responses. Much of this verification shall be
completed during systems startup and initial checkout.
F. Setup: Each function and test shall be performed under conditions that
simulate actual conditions as closely as is practically possible. The
Contractor shall provide all necessary materials, system modifications,
etc. to produce the necessary flows, pressures, temperatures, etc.
necessary to execute the test according to the specified conditions. At
completion of the test, the Contractor shall return all affected
building equipment and systems, due to these temporary modifications, to
their pretest condition.
G. Sampling: No sampling is allowed in completing Pre-Functional
Checklists. Sampling is allowed for Systems Functional Performance

01 91 00 - 65
 10-01-15

Test Procedures execution. The Commissioning Agent will determine the

sampling rate. If at any point, frequent failures are occurring and
testing is becoming more troubleshooting than verification, the
Commissioning Agent may stop the testing and require the Contractor to
perform and document a checkout of the remaining units, prior to
continuing with Systems Functional Performance Testing of the remaining
units.

Spec Writer Note: Verify that the

following paragraph regarding cost of
expanded sample testing is allowed for the
specific project. Retain or delete the
paragraph as necessary.

H. Cost of Retesting: The cost associated with expanded sample System

Functional Performance Tests shall be solely the responsibility of the
Contractor. Any required retesting by the Contractor shall not be
considered a justified reason for a claim of delay or for a time
extension by the Contractor.
I. Coordination and Scheduling: The Contractor shall provide a minimum of
7 days’ notice to the Commissioning Agent and the VA regarding the
completion schedule for the Pre-Functional Checklists and startup of all
equipment and systems. The Commissioning Agent will schedule Systems
Functional Performance Tests with the Contractor and VA. The
Commissioning Agent will witness and document the Systems Functional
Performance Testing of systems. The Contractor shall execute the tests
in accordance with the Systems Functional Performance Test Procedure.
J. Testing Prerequisites: In general, Systems Functional Performance
Testing will be conducted only after Pre-Functional Checklists have been
satisfactorily completed. The control system shall be sufficiently
tested and approved by the Commissioning Agent and the VA before it is
used to verify performance of other components or systems. The air
balancing and water balancing shall be completed before Systems
Functional Performance Testing of air-related or water-related equipment
or systems are scheduled. Systems Functional Performance Testing will
proceed from components to subsystems to systems. When the proper
performance of all interacting individual systems has been achieved, the
interface or coordinated responses between systems will be checked.

01 91 00 - 66
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K. Problem Solving: The Commissioning Agent will recommend solutions to

problems found, however the burden of responsibility to solve, correct
and retest problems is with the Contractor.
3.7 DOCUMENTATION, NONCONFORMANCE AND APPROVAL OF TESTS
A. Documentation: The Commissioning Agent will witness, and document the
results of all Systems Functional Performance Tests using the specific
procedural forms developed by the Commissioning Agent for that purpose.
Prior to testing, the Commissioning Agent will provide these forms to
the VA and the Contractor for review and approval. The Contractor shall
include the filled out forms with the O&M manual data.
B. Nonconformance: The Commissioning Agent will record the results of the
Systems Functional Performance Tests on the procedure or test form. All
items of nonconformance issues will be noted and reported to the VA on
Commissioning Field Reports and/or the Commissioning Master Issues Log.
1. Corrections of minor items of noncompliance identified may be made
during the tests. In such cases, the item of noncompliance and
resolution shall be documented on the Systems Functional Test
Procedure.
2. Every effort shall be made to expedite the systems functional
Performance Testing process and minimize unnecessary delays, while
not compromising the integrity of the procedures. However, the
Commissioning Agent shall not be pressured into overlooking
noncompliant work or loosening acceptance criteria to satisfy
scheduling or cost issues, unless there is an overriding reason to do
so by direction from the VA.
3. As the Systems Functional Performance Tests progresses and an item of
noncompliance is identified, the Commissioning Agent shall discuss
the issue with the Contractor and the VA.
4. When there is no dispute on an item of noncompliance, and the
Contractor accepts responsibility to correct it:
a. The Commissioning Agent will document the item of noncompliance
and the Contractor's response and/or intentions. The Systems
Functional Performance Test then continues or proceeds to another
test or sequence. After the day's work is complete, the
Commissioning Agent will submit a Commissioning Field Report to
the VA. The Commissioning Agent will also note items of
noncompliance and the Contractor’s response in the Master
Commissioning Issues Log. The Contractor shall correct the item

01 91 00 - 67
 10-01-15

of noncompliance and report completion to the VA and the

Commissioning Agent.
b. The need for retesting will be determined by the Commissioning
Agent. If retesting is required, the Commissioning Agent and the
Contractor shall reschedule the test and the test shall be
repeated.
5. If there is a dispute about item of noncompliance, regarding whether
it is an item of noncompliance, or who is responsible:
a. The item of noncompliance shall be documented on the test form
with the Contractor's response. The item of noncompliance with
the Contractor’s response shall also be reported on a
Commissioning Field Report and on the Master Commissioning Issues
Log.
b. Resolutions shall be made at the lowest management level possible.
Other parties are brought into the discussions as needed. Final
interpretive and acceptance authority is with the Department of
Veterans Affairs.
c. The Commissioning Agent will document the resolution process.
d. Once the interpretation and resolution have been decided, the
Contractor shall correct the item of noncompliance, report it to
the Commissioning Agent. The requirement for retesting will be
determined by the Commissioning Agent. If retesting is required,
the Commissioning Agent and the Contractor shall reschedule the
test. Retesting shall be repeated until satisfactory performance
is achieved.

Spec Writer Note: Verify that the

following paragraph regarding cost of
retesting is allowed for the specific
project. Retain or delete the paragraph
as necessary.

C. Cost of Retesting: The cost to retest a System Functional Performance

Test shall be solely the responsibility of the Contractor. Any required
retesting by the Contractor shall not be considered a justified reason
for a claim of delay or for a time extension by the Contractor.

Spec Writer’s Note: Verify that the

paragraph and subparagraphs below do not
conflict with other general or specific
contract documents regarding

01 91 00 - 68
 10-01-15

manufacturer’s defects. Retain, delete,

or modify the paragraphs accordingly.

D. Failure Due to Manufacturer Defect: If 10%, or three, whichever is

greater, of identical pieces (size alone does not constitute a
difference) of equipment fail to perform in compliance with the Contract
Documents (mechanically or substantively) due to manufacturing defect,
not allowing it to meet its submitted performance specifications, all
identical units may be considered unacceptable by the VA. In such case,
the Contractor shall provide the VA with the following:
1. Within one week of notification from the VA, the Contractor shall
examine all other identical units making a record of the findings.
The findings shall be provided to the VA within two weeks of the
original notice.
2. Within two weeks of the original notification, the Contractor shall
provide a signed and dated, written explanation of the problem, cause
of failures, etc. and all proposed solutions which shall include full
equipment submittals. The proposed solutions shall not significantly
exceed the specification requirements of the original installation.
3. The VA shall determine whether a replacement of all identical units
or a repair is acceptable.
4. Two examples of the proposed solution shall be installed by the
Contractor and the VA shall be allowed to test the installations for
up to one week, upon which the VA will decide whether to accept the
solution.
5. Upon acceptance, the Contractor shall replace or repair all identical
items, at their expense and extend the warranty accordingly, if the
original equipment warranty had begun. The replacement/repair work
shall proceed with reasonable speed beginning within one week from
when parts can be obtained.
E. Approval: The Commissioning Agent will note each satisfactorily
demonstrated function on the test form. Formal approval of the Systems
Functional Performance Test shall be made later after review by the
Commissioning Agent and by the VA. The Commissioning Agent will evaluate
each test and report to the VA using a standard form. The VA will give
final approval on each test using the same form, and provide signed
copies to the Commissioning Agent and the Contractor.

01 91 00 - 69
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3.8 DEFERRED TESTING

A. Unforeseen Deferred Systems Functional Performance Tests: If any
Systems Functional Performance Test cannot be completed due to the
building structure, required occupancy condition or other conditions,
execution of the Systems Functional Performance Testing may be delayed
upon approval of the VA. These Systems Functional Performance Tests
shall be conducted in the same manner as the seasonal tests as soon as
possible. Services of the Contractor to conduct these unforeseen
Deferred Systems Functional Performance Tests shall be negotiated
between the VA and the Contractor.
B. Deferred Seasonal Testing: Deferred Seasonal Systems Functional
Performance Tests are those that must be deferred until weather
conditions are closer to the systems design parameters. The
Commissioning Agent will review systems parameters and recommend which
Systems Functional Performance Tests should be deferred until weather
conditions more closely match systems parameters. The Contractor shall
review and comment on the proposed schedule for Deferred Seasonal
Testing. The VA will review and approve the schedule for Deferred
Seasonal Testing. Deferred Seasonal Systems Functional Performances
Tests shall be witnessed and documented by the Commissioning Agent.
Deferred Seasonal Systems Functional Performance Tests shall be executed
by the Contractor in accordance with these specifications.
3.9 OPERATION AND MAINTENANCE TRAINING REQUIREMENTS
A. Training Preparation Conference: Before operation and maintenance
training, the Commissioning Agent will convene a training preparation
conference to include VA's Resident Engineer, VA’s Operations and
Maintenance personnel, and the Contractor. The purpose of this
conference will be to discuss and plan for Training and Demonstration of
VA Operations and Maintenance personnel.
B. The Contractor shall provide training and demonstration as required by
other Division 21, Division 22, Division 23, Division 26, Division 27,
Division 28, and Division 31 sections. The Training and Demonstration
shall include, but is not limited to, the following:
1. Review the Contract Documents.
2. Review installed systems, subsystems, and equipment.
3. Review instructor qualifications.
4. Review instructional methods and procedures.
5. Review training module outlines and contents.

01 91 00 - 70
 10-01-15

6. Review course materials (including operation and maintenance

manuals).
7. Review and discuss locations and other facilities required for
instruction.
8. Review and finalize training schedule and verify availability of
educational materials, instructors, audiovisual equipment, and
facilities needed to avoid delays.
9. For instruction that must occur outside, review weather and
forecasted weather conditions and procedures to follow if conditions
are unfavorable.
C. Training Module Submittals: The Contractor shall submit the following
information to the VA and the Commissioning Agent:
1. Instruction Program: Submit two copies of outline of instructional
program for demonstration and training, including a schedule of
proposed dates, times, length of instruction time, and instructors'
names for each training module. Include learning objective and
outline for each training module. At completion of training, submit
two complete training manuals for VA's use.
2. Qualification Data: Submit qualifications for facilitator and/or
instructor.
3. Attendance Record: For each training module, submit list of
participants and length of instruction time.
4. Evaluations: For each participant and for each training module,
submit results and documentation of performance-based test.
5. Demonstration and Training Recording:
a. General: Engage a qualified commercial photographer to record
demonstration and training. Record each training module
separately. Include classroom instructions and demonstrations,
board diagrams, and other visual aids, but not student practice.
At beginning of each training module, record each chart containing
learning objective and lesson outline.
b. Video Format: Provide high quality color DVD color on standard
size DVD disks.
c. Recording: Mount camera on tripod before starting recording,
unless otherwise necessary to show area of demonstration and
training. Display continuous running time.
d. Narration: Describe scenes on video recording by audio narration
by microphone while demonstration and training is recorded.

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Include description of items being viewed. Describe vantage

point, indicating location, direction (by compass point), and
elevation or story of construction.
e. Submit two copies within seven days of end of each training
module.
6. Transcript: Prepared on 8-1/2-by-11-inch paper, punched and bound in
heavy-duty, 3-ring, vinyl-covered binders. Mark appropriate
identification on front and spine of each binder. Include a cover
sheet with same label information as the corresponding videotape.
Include name of Project and date of videotape on each page.
D. Quality Assurance:
1. Facilitator Qualifications: A firm or individual experienced in
training or educating maintenance personnel in a training program
similar in content and extent to that indicated for this Project,
and whose work has resulted in training or education with a record
of successful learning performance.
2. Instructor Qualifications: A factory authorized service
representative, complying with requirements in Division 01 Section
"Quality Requirements," experienced in operation and maintenance
procedures and training.
3. Photographer Qualifications: A professional photographer who is
experienced photographing construction projects.
E. Training Coordination:
1. Coordinate instruction schedule with VA's operations. Adjust
schedule as required to minimize disrupting VA's operations.
2. Coordinate instructors, including providing notification of dates,
times, length of instruction time, and course content.
3. Coordinate content of training modules with content of approved
emergency, operation, and maintenance manuals. Do not submit
instruction program until operation and maintenance data has been
reviewed and approved by the VA.
F. Instruction Program:
1. Program Structure: Develop an instruction program that includes
individual training modules for each system and equipment not part of
a system, as required by individual Specification Sections, and as
follows:
a. Fire protection systems, including fire alarm, fire pumps, and
fire suppression systems.

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b. Intrusion detection systems.

c. Conveying systems, including elevators, wheelchair lifts,
escalators, and automated materials handling systems.
d. Medical equipment, including medical gas equipment and piping.
e. Laboratory equipment, including laboratory air and vacuum
equipment and piping.
f. Heat generation, including boilers, feedwater equipment, pumps,
steam distribution piping, condensate return systems, heating hot
water heat exchangers, and heating hot water distribution piping.
g. Refrigeration systems, including chillers, cooling towers,
condensers, pumps, and distribution piping.
h. HVAC systems, including air handling equipment, air distribution
systems, and terminal equipment and devices.
i. HVAC instrumentation and controls.
j. Electrical service and distribution, including switchgear,
transformers, switchboards, panelboards, uninterruptible power
supplies, and motor controls.
k. Packaged engine generators, including synchronizing
switchgear/switchboards, and transfer switches.
l. Lighting equipment and controls.
m. Communication systems, including intercommunication, surveillance,
nurse call systems, public address, mass evacuation, voice and
data, and entertainment television equipment.
n. Site utilities including lift stations, condensate pumping and
return systems, and storm water pumping systems.
G. Training Modules: Develop a learning objective and teaching outline for
each module. Include a description of specific skills and knowledge
that participants are expected to master. For each module, include
instruction for the following:
1. Basis of System Design, Operational Requirements, and Criteria:
Include the following:
a. System, subsystem, and equipment descriptions.
b. Performance and design criteria if Contractor is delegated design
responsibility.
c. Operating standards.
d. Regulatory requirements.
e. Equipment function.
f. Operating characteristics.

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g. Limiting conditions.
H, Performance curves.
2. Documentation: Review the following items in detail:
a. Emergency manuals.
b. Operations manuals.
c. Maintenance manuals.
d. Project Record Documents.
e. Identification systems.
f. Warranties and bonds.
g. Maintenance service agreements and similar continuing commitments.
3. Emergencies: Include the following, as applicable:
a. Instructions on meaning of warnings, trouble indications, and
error messages.
b. Instructions on stopping.
c. Shutdown instructions for each type of emergency.
d. Operating instructions for conditions outside of normal operating
limits.
e. Sequences for electric or electronic systems.
f. Special operating instructions and procedures.
4. Operations: Include the following, as applicable:
a. Startup procedures.
b. Equipment or system break-in procedures.
c. Routine and normal operating instructions.
d. Regulation and control procedures.
e. Control sequences.
f. Safety procedures.
g. Instructions on stopping.
h. Normal shutdown instructions.
i. Operating procedures for emergencies.
j. Operating procedures for system, subsystem, or equipment failure.
k. Seasonal and weekend operating instructions.
l. Required sequences for electric or electronic systems.
m. Special operating instructions and procedures.
5. Adjustments: Include the following:
a. Alignments.
b. Checking adjustments.
c. Noise and vibration adjustments.
d. Economy and efficiency adjustments.

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6. Troubleshooting: Include the following:

a. Diagnostic instructions.
b. Test and inspection procedures.
7. Maintenance: Include the following:
a. Inspection procedures.
b. Types of cleaning agents to be used and methods of cleaning.
c. List of cleaning agents and methods of cleaning detrimental to
product.
d. Procedures for routine cleaning
e. Procedures for preventive maintenance.
f. Procedures for routine maintenance.
g. Instruction on use of special tools.
8. Repairs: Include the following:
a. Diagnosis instructions.
b. Repair instructions.
c. Disassembly; component removal, repair, and replacement; and
reassembly instructions.
d. Instructions for identifying parts and components.
e. Review of spare parts needed for operation and maintenance.
H. Training Execution:
1. Preparation: Assemble educational materials necessary for
instruction, including documentation and training module. Assemble
training modules into a combined training manual. Set up
instructional equipment at instruction location.
2. Instruction:
a. Facilitator: Engage a qualified facilitator to prepare
instruction program and training modules, to coordinate
instructors, and to coordinate between Contractor and Department
of Veterans Affairs for number of participants, instruction times,
and location.
b. Instructor: Engage qualified instructors to instruct VA's
personnel to adjust, operate, and maintain systems, subsystems,
and equipment not part of a system.
1) The Commissioning Agent will furnish an instructor to describe
basis of system design, operational requirements, criteria, and
regulatory requirements.
2) The VA will furnish an instructor to describe VA's operational
philosophy.

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3) The VA will furnish the Contractor with names and positions of

participants.
3. Scheduling: Provide instruction at mutually agreed times. For
equipment that requires seasonal operation, provide similar
instruction at start of each season. Schedule training with the VA
and the Commissioning Agent with at least seven days' advance notice.
4. Evaluation: At conclusion of each training module, assess and
document each participant's mastery of module by use of an oral, or a
written, performance-based test.
5. Cleanup: Collect used and leftover educational materials and remove
from Project site. Remove instructional equipment. Restore systems
and equipment to condition existing before initial training use.
I. Demonstration and Training Recording:
1. General: Engage a qualified commercial photographer to record
demonstration and training. Record each training module separately.
Include classroom instructions and demonstrations, board diagrams,
and other visual aids, but not student practice. At beginning of
each training module, record each chart containing learning objective
and lesson outline.
2. Video Format: Provide high quality color DVD color on standard size
DVD disks.
3. Recording: Mount camera on tripod before starting recording, unless
otherwise necessary to show area of demonstration and training.
Display continuous running time.
4. Narration: Describe scenes on videotape by audio narration by
microphone while demonstration and training is recorded. Include
description of items being viewed. Describe vantage point,
indicating location, direction (by compass point), and elevation or
story of construction.
----- END -----

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