Commissioning. What is it?

Maybe you are a seasoned professional who is looking for a refresher or a way to easily explain commissioning to your team? Or maybe you have no idea what commissioning entails? This blog will walk you through what commissioning means, steps to commissioning a building and the parts of a building that need to be commissioned.   

Let’s start with the basics.  What does one mean when they say they need to commission a building?  A quick google search may lead you to this definition from wbdg.org: 

“Building commissioning (Cx) is a professional practice that facilitates the planning, design, construction, installation and testing verification, documentation, and operation of facilities and systems to conform to the Owner's Project Requirements (OPR).” 

Another description could be: Commissioning a building refers to the process of ensuring that all systems and components of a building function properly and efficiently according to the design intent. This includes testing and verifying all mechanical, electrical, plumbing, and other systems to ensure they work together as a cohesive whole. Commissioning also involves training the building operators and establishing operation and maintenance procedures. 

Now you may have read that and be thinking, thanks for that but I still don’t understand.  A simple way to describe this is to think of a child’s toy with buttons that make lights and sounds.  Commissioning the toy would be as straight forward as pressing each button and confirming the correct sound/light is made.  Or if two buttons pressed in sequence create a different sound, this is also checked.  The manufacturer wants to make sure the toy is operating as required before selling the toy, the same as a general contractor wants to make sure a building operates as intended before handing over to the owner. 

What steps should one take to commission a building? What documentation should one expect?

“A goal without a plan is just a wish” – Antoine de Saint-Exupery.  I couldn’t agree more and that is why the first step to commission a building is making a plan. The following steps and documentation will facilitate a smooth commissioning process.

1. Create Commissioning Plan: A detailed plan outlining the commissioning process, roles and responsibilities, testing procedures, and documentation requirements.

2. Review Design Documents: Including architectural, mechanical, electrical, and plumbing (MEP) drawings and specifications, and other relevant documents that form the basis for the building's construction.

Following the planning portion, one needs to do the actual verification of equipment in the building. Checklists are your friend here.  This includes:

3. Starting-up equipment: Before starting up any piece of equipment one needs to go through a checklist to make sure everything is connected properly and then make sure it turns on properly.  There should be a start-up report for every piece of equipment.

4. Testing and Balancing: All equipment needs to be tested.  The next section will focus on the variety of equipment types one may encounter.  In addition, the mechanical subcontractor needs to test, balance and report on all HVAC systems in the building.  These checks include airflow measurements, temperature readings, and pressure differentials.

5. Fire Alarm Verification:  This task is crucial to the safety of the building occupants. Initially, a pre-inspection is to be performed by the electrical/fire alarm contractor to confirm all devices are wired correctly.  When instructed, the specialty fire alarm verification company will come to site. First, they will program the system to operate as designed.  Then they will verify the system is working as intended through a variety of tests and checklists.  Ie when a fire alarm is pulled, the correct alarms siren.  A report – don’t be surprised at the quantity of checklists – and approved certificate is generated by the fire alarm verification company.

Now that the systems have been tested, the contractor needs to submit the necessary documentation and coordinate the necessary training:

6. Inspection and Testing Reports: Records of inspections and tests carried out during the commissioning process, including any issues identified and remedial action taken. This includes any authority having jurisdiction (AHJ) inspections – this could be a city or governing body.

7. Materials and Equipment Information: Documentation related to the materials and equipment installed within the building, including manufacturer's data sheets, installation instructions, and testing reports.  This all need to be submitted to the general contractor for compilation. 

8. MEP Systems Manuals: Comprehensive manuals that detail the operation and maintenance of MEP systems in the building, including HVAC, lighting, and fire protection systems. It is crucial to obtain this information prior to handover and that it is all clearly presented for the building operators to understand.

9. Training of the systems: A training session by each subcontractor on all systems will be organized.  Records of training sessions are to be provided to the general contractor and building operators, covering the operation and maintenance of the building and its systems.

Finally, we are almost complete, throughout this process we would compile a punch list which would lead to final sign off.

10. Punch Lists: Lists of outstanding items that need to be completed or corrected before the building can be handed over.

11. Commissioning and Acceptance Certificates: Signed certificates confirming that the building has been commissioned and accepted by the client, and that it meets all relevant standards and regulations.

Overall, the documentation required during the commissioning process should demonstrate that the building has been built to the required standards and is functioning as intended.

What Equipment would one expect to Commission?

1. HVAC System: This system regulates a building's air temperature, humidity, and quality. It includes equipment such as air handlers, chillers, boilers, and ductwork.

2. Electrical System: This system involves the installation of electrical equipment, including switchboards, transformers, generators, and distribution panels. Commissioning this system ensures that the electrical systems operate safely, efficiently, and effectively.

3. Plumbing System: This system includes pipes, valves, and fixtures that transport water and waste throughout the building. Commissioning ensures that the plumbing system is installed correctly and functions properly.

4. Fire Alarm and Suppression Systems: These systems are designed to detect and respond to fire emergencies. They include equipment such as smoke detectors, fire alarms, and sprinklers. Proper commissioning of these systems ensures that they are fully operational and can prevent or contain fires.

5. Elevators and Escalators: These systems are used for vertical transportation in multi-story buildings. Commissioning ensures that the elevators and escalators are safe, reliable, and efficient.

6. Lighting and Controls: This system includes the installation of lighting fixtures and controls to regulate their operation. Commissioning ensures that the lighting system is energy-efficient, and the controls function correctly.

7. Building Automation System: This system controls and monitors the building's various systems, including HVAC, electrical, and lighting. Commissioning ensures that the system integrates all components correctly and operates efficiently.

Closing it out

Nothing needs to be so huge that it overwhelms you.  Commissioning can seem intimidating at first but when you break it down into its pieces, it is a simple testing procedure.  This is a condensed simplification of the commissioning process but offers the knowledge to start you off on the right path.  I recommend discussing each step with your applicable trade to understand their requirements before equipment can be started, tested and fully commissioned.  A building is constructed with a team, utilize the knowledge of your team to make the project a success.  Good Luck!