NC-v2.2 EAc3: Enhanced Commissioning

  • NC22_EAc3andEAp1_Type3_EnhancedCx diagram

  • Benefits of commissioning

    You may think of commissioning, including hiring a commissioning agent, as an added cost—and it is. It’s likely to reduce your operational costs, however, by yielding 5%–10% improvements in energy efficiency and ensuring that facilities personnel know how to operate key building systems. It’s also a great way to catch mistakes like missing or incorrectly installed equipment, avoiding occupant complaints and callbacks, indoor air quality and thermal comfort problems, premature equipment failure, and litigation.

    Commissioning (Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included.) is the process of verifying that the building’s systems operate as intended and according to the owner’s requirements as set forth in project documents. Commissioning helps fill the gap between the design team, whose members usually aren’t meant to be responsible for checking minor construction details, and subcontractors, who may inadvertently err on key items like fan power settings or sensor locations. The commissioning agent (CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.) also  provides the owner with the expert oversight of an engineer.

    What is fundamental vs. enhanced commissioning?

    Fundamental Commissioning is a LEED prerequisite, although there are different compliance paths available depending on the project’s size. For projects less than 50,000 ft2, the CxA may be involved in the project as an associate of the contractor, construction manager, architect, or engineer and may have other project responsibilities. For projects over that size, the CxA may be still be from the same firm as a project team member, as long as he or she is not otherwise involved in the project. In both cases an independent consultant contracted to the owner is also an option, and may bring more value by offering better objectivity and  a different perspective than someone associated with the design team.

    Mechanical system imageCommissioning agents discovered that the triple-duty valve (in white circle) for this condenser water system serving a chiller and cooling tower was 80% closed. This inappropriate solution to an oversized pump was costing over $6,700 per year in wasted pumping energy. Courtesy Portland Energy Conservation, Inc.

    For the Enhanced Commissioning credit, an independent consultant is required to be the CxA. Enhanced commissioning can offer additional benefits by involving the CxA earlier during design (instead of at the bid stage), by requiring the CxA to develop an operations manual and verify that staff are trained with it, and by requiring the CxA to review operations within 8–10 months of substantial completion.

    Scope of commissioning

    Include at least the following in the scope of commissioning:

    • Heating, cooling, refrigeration, ventilation systems and controls
    • Lighting and daylighting controls
    • Domestic hot water systems
    • Renewable energy systems

    Choosing enhanced or fundamental commissioning

    LEED divides the commissioning process into two parts. Fundamental commissioning focuses on installation and verification of the mechanical and electrical systems during construction. Enhanced commissioning covers a broader scope of systems, and involves broader participation of the CxA, beginning during construction documents and continuing through occupancy.

    The Enhanced Commissioning credit is open to any project, but project teams often choose not to pursue it due to the increased cost and uncertainty around its benefits. Enhanced  commissioning fees are typically $0.90–$1.20/ft2 for LEED-NC and LEED for Schools projects. These fees represent a 25%–40% cost increase over fundamental commissioning, while providing almost double the scope of work. All projects benefit with enhanced commissioning, though it can be more obvious for large or more complex projects. Projects can choose to make the decision for pursuing enhanced until after receiving the bid proposal, in order to evaluate the actual cost, but should hire a commissioning agent by the end of design development for enhanced commissioning.

    Scope of work for LEED Commissioning credits

  • FAQs for EAc3

    Who can perform enhanced commissioning services?

    Generally, the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. for Enhanced Commissioning must not have any connection to the design or construction of the building.  The CxA can be a subcontractor to the design team or construction manager, but the preferred option is for CxA to be directly contracted by the owner. For more details on who can be the CxA, see the Design Development section of the Checklists tab.

    Can non-design consultants on the project provide enhanced commissioning services?

    Yes. Consultants who provide non-design services, such as LEED services or energy modeling, can also be the CxA for the project. However, if those firms have affected the design of the building, they should not be selected as the CxA.

    If my project uses a District Energy System (DES) is enhanced commissioning required for the DES?

    Maybe. Consult Treatment of District of Campus Thermal Energy in LEED V2 and LEED 2009. Depending on the characteristics of your project, commissioning of upstream DES equipment may be required. Commissioning is required only for DES equipment utilized by the LEED project. For example, a project that utilizes district steam but not chilled water is only required to commission DES steam equipment. Commissioning of DES equipment can be performed by the owner of the DES equipment or by an independent third party.

Legend

  • Best Practices
  • Gotcha
  • Action Steps
  • Cost Tip

Pre-Design

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  • Owners' Project Requirements (OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.) are developed and signed off on by the owner. The OPR works as the guideline to develop a design that meets the owner’s requirements. See the Documentation Toolkit for a template and sample OPR

  • Spray painted photocell.In commissioning a new facility, the commissioning agent discovered that this outdoor photocell controlling the exterior and parking lot lighting had been sprayed with paint and did not function properly. Courtesy Portland Energy Conservation, Inc.The project will benefit from the Owner’s active role in developing the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. with specific goals for energy efficiency and other systems. Owners often find it helpful to state goals in terms of a minimum acceptable level and a specified payback period, for example, “The building is aimed to save 20% energy as compared to a code compliant building with a total payback of less than 5 years. Our goal is to provide a comfortable space with user controlled lighting and ventilation to minimize waste and maximize comfort. The operations and maintenance staff are to be aware and able to support the intent of smooth controls. Owners typically work with the architects to put the project goals on paper. Revisiting meeting notes from initial project discussions can be helpful in assimilating client goals.

  • Commissioning generates an average savings of 28 percent of predicted annual energy use, according to the 2004 study, “The Cost-Effectiveness of Commissioning New and Existing Commercial Buildings: Lessons from 224 Buildings.” (See Resources.)

Schematic Design

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  • Develop the Basis of Design (BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.), working with the design team, including at least the architect, mechanical, electrical and plumbing engineers with lighting designer. Along with the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project., the BOD facilitates constant discussion on realistic owner’s goals and the team’s input in addressing them. The architect, owner, and engineer update the OPR and BOD throughout the project to maintain accuracy for the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., and they are used as benchmarks during cost estimating and value engineering. The BOD also has a general role in project development, beyond its use in commissioning requirements. Items like water conservation, renewable energy and indoor air comfort goals should be included although it is not a common practice. See the Documentation Toolkit for a template and sample BOD.

  • Projects with district energy systems must commission, for the prerequisite, all “downstream” equipment—systems installed for the building’s use and included in the project costs. Downstream equipmentDownstream equipment consists of all heating or cooling systems, equipment, and controls located within the project building and site associated with transporting thermal energy into heated or cooled spaces. This includes the thermal connection or interface with the district energy system, secondary distribution systems in the building, and terminal units. may include air handling units, variable-air-volume (VAVVariable Air Volume (VAV) is an HVAC conservation feature that supplies varying quantities of conditioned (heated or cooled) air to different parts of a building according to the heating and cooling needs of those specific areas.) boxes, duct work, pumps, controls and fans. “Upstream” district energy equipment, such as chillers, boilers, cogenerationThe simultaneous production of electric and thermal energy in on-site, distributed energy systems; typically, waste heat from the electricity generation process is recovered and used to heat, cool, or dehumidify building space. Neither generation of electricity without use of the byproduct heat, nor waste-heat recovery from processes other than electricity generation is included in the definition of cogeneration. equipment and other components of a district heating and cooling plant that serve the project building may need to be commissioned for the Enhanced Commissioning credit.

  • Making project intent clear and specific in writing the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. pays off in numerous ways. The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is better able to accurately bid on the job, and better establish a clear commissioning plan. The more vague the project goals, the less effective commissioning presence will be.

  • The architect, mechanical and electrical engineer, and lighting designer describe the standards, goals and performance levels of the designed building systems in the BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines..

  • The owner can include additional building systems in the commissioning scope, such as the building envelope, fire and safety systems, and water collection systems.

  • Financial incentives for energy efficiency, including commissioning as an integral component may be offered by state and local agencies. For example, New York State pays a portion of a commissioning agent fees and provides further incentives if some energy efficiency recommendations are implemented. See Resources for more information on incentives.

  • Commissioning costs per square foot for multifamily or similar buildings may be higher than open-floor commercial spaces due to the number of systems to be installed and the higher sampling rate of commissioned systems.

  • Payback may be faster for commissioning of systems-intensive facilities such as healthcare facilities and laboratories. A lot can go wrong in the complex controls and building management systems in these facilities, and because of the level of energy consumption involved, those mistakes can be expensive. Commissioning activities like test balancing, functional performance, and sequence verification are particularly useful here while enhanced commissioning activities of staff training verification and manual development highly valuable.

  • If properly implemented, commissioning will pay for itself within a year of operation, or even during design.  Savings are likely to be realized from:

    •   Reduction or elimination of change orders
    •   Reduction or elimination of requests for information
    •   Proper system and component selection
    •   Improved performance.

Design Development

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  • For best value the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. hiring process should start during design development when mechanical systems are identified and the CxA should hired by the end of design development.  Put together the Cx RFP and select the CxA. This is more critical if the project is pursuing the Enhanced Commissioning credit. The process may include soliciting proposals from independent parties. See the Documentation Toolkit for help in writing the Cx RFP and hiring the right CxA

  • The RFP process should involve the architect and mechanical engineer to be sure that it accurately reflects the project’s requirements. The mechanical engineer lists all the building systems equipment to be commissioned and identifies the required sampling rates in the RFP. If the systems are not yet defined, a description of the mechanical design direction would be included in the project intent and RFP.

  • Request that proposals provide fee breakdowns for fundamental and enhanced commissioning. This would allow the owner to know the cost differential between the services and consider enhanced commissioning.

  • The CxA’s main role is to be the technical expert in the owner’s team. It is in the owner’s or client best interest to hire a CxA by design development and introduce the project goals, team and schedule.

  • Although the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is not expected to deliver much during design, the presence of the CxA in the team meetings and drawings development is more integrated into the process. The team also gets to learn more about the commissioning activities and tailor the drawings based on what the CxA is looking for during document review.

  • Early hiring and meeting attendance by the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. during Enhanced Commissioning may be perceived as high cost, but should allow reduced on-site presence during construction and reduced errors during design and installation. It facilitates a preventive rather than reactive involvement.

  • Choose your CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., depending on the size of your project, the owner's preferences, and whether you are attempting the enhanced credit or simply the prerequisite.
 

    Who can the the Commissioning Agent?

  • An independent consultant, as compared to one from the same firm as the design team, is in the best position to truly represent the owner’s interests during design and construction, including installation of key systems. As commissioning agents are often experienced mechanical engineers, they can provide input into the project design and any recommendations on improved project efficiency.

     

    Commissioning Authority QualificationsFrom the LEED Reference Guide ©USGBC

  • Enhanced commissioning fees are typically 20%-30% more than fundamental commissioning while providing double the benefits. The return on investment is substantially more when the commissioning agent is involved early and is committed to revisit the project in operation.

  • Include commissioning costs during initial project budgeting to avoid later surprises.

  • Wait until receiving bids to decide whether or not to pursue EAc3: Enhanced Commissioning. If you request two different fees for the two scopes, you can easily assess the cost and benefits of Enhanced Commissioning.

  • New construction projects had median commissioning costs of $1.00/ft2 (or 0.6% of average total construction costs) in a 2004 study of 224 buildings, and yielded a median simple payback period of 4.8 years from energy-efficiency improvements (and excluding quantified non-energy impacts).

Construction Documents

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  • Incorporate commissioning specifications in Division 1 for general information and commissioning notes into mechanical and electrical specifications. See the Documentation Toolkit for a sample specification.

  • The commissioning agent develops a commissioning plan based on the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project., BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. and commissioning meeting. The commissioning plan works as the guidebook of commissioning for the rest of the team. It demystifies the process and lists the responsibilities of the design and construction team. The plan discusses the roles of key team members, includes the latest versions of the OPR and BOD, specifies system sampling rates, anticipates pitfalls, and provides a commissioning schedule.

  • A good commissioning specification clarifies subcontractor responsibilities associated with verification and testing. Doing so eliminates any potential change orders associated with “extra” work required for systems commissioning.

  • Dedicate a project team meeting to commissioning process to review each team member’s role and scope and to ensure they know what is required for LEED certification.

  • Specifications need to include commission details. If the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is not on board by this point, refer to standard commissioning specifications to ensure it is included in the bid package.

  • Refer to the commissioning plan regularly throughout the project to understand the roles and responsibilities of all team members relative to completing a quality project. It is a valuable document and is regularly under-utilized.

  • Specifications eliminate potential change orders associated with “extra” work required for systems commissioning by sub contractors. These specifications inform the commissioning agent’s responsibility and how it will impact the sub-contractors presence on site. Poorly written specifications that do not include details would leave uncertainties and gaps in contractor’s expectations.

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. meets the design team to explain the commissioning scope and collaboration with the design and construction team. The CxA provides commissioning specifications to be included in the specification book and reviews 50% Construction Documents and specifications to make sure they are aligned with the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and include commissioning activities. The CxA reviews the construction bid submittals by prospective contractors.

  • Even after the 50% construction documents review, CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. will not be required to meet again. Even then, it is useful to let the CxA know of the design progress. Include them on the weekly meeting-minutes mailing lists. Design changes may affect the commissioning plan, to be commissioned equipment list, and probably the commissioning scope.

  • Construction documents review by the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is a great opportunity to get a third-party technical assessment on the design. The CxA works on behalf of the owner to match up the design with the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.. During the design review, the CxA may be able to identify an over-sized system, for example, or limited controls or incorrect fan unit location.



  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is involved in the bid selection process, after approving the specifications and bid package.

  • Clarify the involvement of contractors in the commissioning process during bid meetings to avoid padding of fees. Contractors may increase their bids because of seeing the commissioning specifications and being unfamiliar with expectations around their level of involvement.

Construction

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  • CxA with air handling unit.A CxA checks filter placement on a newly installed air handling unit. YRG PhotoThe CxA stays abreast of construction progress by attending at least some meetings and receiving updates. As equipment is installed, the CxA verifies installation of equipment to be commissioned, and performs functional testing in collaboration with subcontractors, including running the duct system under performance specifications and ensuring that they are balanced as required. The CxA runs the heating and cooling systems to ensure there are no installation problems, and the subcontractor corrects any defects or leaks.

  • Normal subcontractor testing can often be performed in coordination with commissioning.  Proper coordination of these activities can reduce total commissioning time and reduce system problems. The commissioning process may require additional coordination time for subcontractors, which can result in additional contract costs. During the construction team bidding phase, include Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. coordination (at a minimum) in the scope of the mechanical, electrical and controls subcontractors.

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. develops a commissioning report for the owner and project team including reports on all visits, observations and recommendations. A Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. Report is the final deliverable. It lists all of the activities carried out, testing results and recommendations. Typical recommendations may refer to misbalanced vents, incorrect fan power, incorrect system sizing, dampers not present where specified, and incorrectly installed switches. The CxA is available for a final meeting and to discuss all recommendations for clarifications. Finally, the CxA completes the LEED Online documentation and uploads all required documents.

  • The commissioning agent’s involvement in team meetings, both in pre-construction and construction, provides the subcontractors the chance to understand the role, tasks and expectations of a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Construction teams benefit from learning how the commissioning activities help their job, decrease their onsite presence by taking responsibility for quality control, and reduce contractors’ liability. For example, a malfunctioning air vent, if not commissioned, will eventually be found after months of fault finding and may cause out of pocket expenses for the sub-contractor.

  • Functional testing, in which the whole system is tested instead of individual components, is a critical part of commissioning. Observations range from larger scale to very basic, such as diffusersIn an HVAC context, diffusers disperse heating, cooling, or ventilation air as it enters a room, ideally preventing uncomfortable direct currents and in many cases, reducing energy costs and improving indoor air quality (IAQ). In light fixtures, diffusers filter and disperse light. supplying more than 10% of the recommended fan rate, outside air enthalpy sensor placed in a return air flow instead of supply flow, or incorrect temperature sensor settings.

  • LEED documentation can be submitted prior to the final commissioning report being completed, including verification of commissioned systems. A contract to complete these items is sufficient.

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. develops a systems manual for the commissioned systems in collaboration with the facilities management—carrying the design intentA written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. into building operations. Before occupancy, the CxA verifies the facilities staff is trained to operate the building systems as intended by the designer. CxA is the only person who has attended design meetings and is continuing their contract into operations to communicate how the controls work and the strategies identified to save energy. For example, if the designer and owner have agreed on a specific heating set point that needs to be communicated to the operator. The CxA also reviews all equipment warranties and verifies that all requirements to keep the warranty valid are clearly stated.

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. documents system startup procedures and operations as part of the training manual. While this may seem like a basic step, it is not standard practice, and is essential for when the facilities staff changes or is absent. Specific measures such as set points, setbacks, controls, and part-load adjustments are can mean the difference between energy efficiency and wastefulness.

  • Enhanced commissioning extends into the system startup phase, bridging the gap between design into the operations hand-over. Design and installation is only the first part of running an energy-efficient building. The real benefits are realized during operation. The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. provides a common link between the design team, installation contractors, and the operations team, providing added value at all steps of the process.

Operations & Maintenance

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  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. develops commissioning report including all testing and observations. A Commissioning Report is the final deliverable for the commissioning prerequisite. It lists all the activities carried out, testing results and recommendations. The CxA is available for a final meeting and to discuss all recommendations for clarifications.

  • LEED compliance does not require the implementation of commissioning report recommendations, but after having paid the commissioning exercise, not implementing the recommendations would be a waste of money.

  • Commissioning agent with facilities personnelWith enhanced commissioning, the CxA ensures that an operations manual is developed and staff training takes place after installation. YRG PhotoThe CxA oversees the staff training on equipment operation. During the first several months of occupancy, conduct as many training sessions as necessary with the CxA to ensure correct operation by the staff.

  • Stagger equipment training to allow staff to become familiar with the systems. Make sure that this is reflected in contracts because typically the training is scheduled for same time to reduce the contractor’s presence on site. This stagger might delay the payment to the contractor and conflict with the contract, but provides the owner with a conformation of smooth operation

  • Commissioning agent with BAS metersThe commissioning agent checks the meters installed on the building monitoring system. YRG PhotoCommissioning supports a smooth transition from design into operations by avoiding future change orders. It ensures the equipment is installed per manufacturer’s instructions and aligned with the design intentA written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.. It reduces waste of energy and money due to incorrect control settings or system settings that aren’t fully optimized.

  • Meet training requirements for facilities staff and occupants, with verification by the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements..

  • CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to revisit the project after 8–10 months of occupancy. Facility managers and owners can use this opportunity to discuss challenges and issues that arose since construction completion. The CxA reviews the maintenance log and confirms the operations and maintenance manual matches with the actual operations.

  • If pursuing IEQc7.2: Thermal Comfort—Verification, including a user survey on thermal comfort issues, the results can be discussed with the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to identify any problems. The user survey can be scheduled before the CxA visits to get the results available on time. 

  • Maximize the value of the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.’s 10-month visit by having the facilities personnel thoroughly prepare a detailed agenda developed in collaboration with the CxA. Among other things, this will make sure the CxA completes the commissioning plan’s full scope within one visit.

  • If pursuing EQc7.2: Thermal Comfort—Verification, including a user survey on thermal comfort issues, the results can be discussed with the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to identify any problems. The user survey can be scheduled before the CxA visits to get the results available on time. 

  • USGBC

    Excerpted from LEED for New Construction and Major Renovations Version 2.2

    COPYRIGHT © 2005 BY THE U.S. GREEN BUILDING COUNCIL, INC. ALL RIGHTS RESERVED

    EA Credit 3: Enhanced commissioning

    1 Point

    Intent

    Begin the commissioning process early during the design process and execute additional activities after systems performance verification is completed.

    Requirements

    Implement, or have a contract in place to implement, the following additional commissioning process activities in addition to the requirements of EA Prerequisite 1 and in accordance with the LEED for New Construction 2.2 Reference Guide:

    1. Prior to the start of the construction documents phase, designate an independent Commissioning Authority (CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.) to lead, review, and oversee the completion of all commissioning process activities. The CxA shall, at a minimum, perform Tasks 2, 3 and 6. Other team members may perform Tasks 4 and 5.

      1. The CxA shall have documented commissioning authority experience in at least two building projects.
      2. The individual serving as the CxA shall be—
        1. independent of the work of design and construction;
        2. not an employee of the design firm, though they may be contracted through them;
        3. not an employee of, or contracted through, a contractor or construction manager holding construction contracts; and
        4. (can be) a qualified employee or consultant of the Owner.
      3. The CxA shall report results, findings and recommendations directly to the Owner.
      4. This requirement has no deviation for project size.
    2. The CxA shall conduct, at a minimum, one commissioning design review of the Owner’s Project Requirements (OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.), Basis of Design (BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.), and design documents prior to mid-construction documents phase and back-check the review comments in the subsequent design submission.
    3. The CxA shall review contractor submittals applicable to systems being commissioned for compliance with the OPR and BOD. This review shall be concurrent with A/E reviews and submitted to the design team and the Owner.
    4. Develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.
    5. Verify that the requirements for training operating personnel and building occupants are completed.
    6. Assure the involvement by the CxA in reviewing building operation within 10 months after substantial completion with O&M staff and occupants. Include a plan for resolution of outstanding commissioningrelated issues.

    Potential Technologies & Strategies

    Although it is preferable that the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. be contracted by the Owner, for the enhanced commissioning credit, the CxA may also be contracted through the design firms or construction management firms not holding construc- tion contracts.

    The LEED for New Construction 2.2 Reference Guide provides detailed guidance on the rigor expected for following process activities:

    • Commissioning design review
    • Commissioning submittal review
    • Systems manual

     

Publications

The Cost-Effectiveness of Commissioning New and Existing Building Commercial Buildings: Lessons from 224 Buildings (Evan Mills, Normal Bourassa, Mary Ann Piette, Hannah Friedman, Tudi Haasl, Tehesia Powell and David Claridge, 2005)

A meta-analysis of studies of a large sample of commissioned buildings, this paper, which is concerned with national-level energy goals, was presented at the 2005 National Conference on Building Commissioning, and is a shorter form of a study sponsored by the U.S. Department of Energy.

Best Practices in Commissioning Existing Buildings

Published by the Building Commissioning Association, this report draws on a number of sets of guidelines to identify the key phases of the commissioning process, and provides a glossary of terms.

Costs and Benefit of Commissioning New and Existing Commercial Buildings

This presentation-format overview of commissioning looks at the reasons for and scope of commissioning, with a focus on the potential for cost savings and avoiding problems.

Stay On-line: Data Center Commissioning (Mark Hydeman, Reinhard Seidl and Charles Shalley, 2005)

An ASHRAE Journal article, this examines the special challenges of ensuring reliability in mission-critical systems supporting facilities such as data centers.

Establishing Commissioning Costs (Portland Energy Conservation, 2000; revised 2002)

Offering guidance for estimating commissioning costs during the design and construction phases of a project, this article addresses LEED requirements and special circumstances that can affect the cost of commissioning.

The Value of the Commissioning Process: Costs and Benefits (Chad Dorgan, Robert Cox, and Charles Dorgan)

The authors, strong proponents of commissioning, focus on opportunities for savings and present a method for documenting the benefits of including commissioning from the beginning of a project onward.

Web Tools

Establishing Commissioning Fees (Ronald J. Wilkinson, 2000)

This article, which appeared in the ASHRAE Journal, uses data for 19 actual projects to look at commissioning costs in various ways. It can be purchased for $8.

Commissioning Agents

Use these templates to find and assess a commissioning agent for your project.

Owner's Project Requirements (OPR)

The OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. works as the guideline in development of a design that meets the owner’s requirements.

Commissioning Specifications

Incorporate commissioning specifications into Division 1.

Commissioning Plan

The commissioning plan works as the guidebook for commissioning, discussing the roles of key team members, and providing a commissioning schedule, among other requirements.

Commissioning Report

The commissioning report is the final deliverable from the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., including reports on all visits, observations and recommendations.

Basis of Design (BOD)

Prepared by the design team, the BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. explains through narrative and documentation how the proposed design meets the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project..

LEED Online Sample Template – EAc3

This template is the flattened, public version of the dynamic template for this credit that is used within LEED-Online v2 by registered project teams. This and other public versions of LEED credit templates come from the USGBC website, and are posted on LEEDuser with USGBC's permission. You'll need to fill out the live version of this template on LEED Online to document this cre

USGBC

Official LEED Online Forms

Construction Submittal

HardhatDocumentation for this credit is part of the Construction Phase submittal.

43 Comments

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Shevaun O'Connor Inland Technical Services
Mar 08 2012
LEEDuser Member
727 Thumbs Up

Schematic Review by CxA?

Hi all,
According to LEED Canada NC 1.0, we as the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. are to complete a schematic design review and a construction document review, which the reference guide states as something along these lines: '...evidence of the design review and construction documents review must be fully documented in a written report in order to verify that each commissioned system or assembly meets the owner’s project requirements relative to functionality, energy performance, water performance, maintainability, sustainability, system cost, indoor environmental quality and local environmental impacts.'
To me the schematic review is sounds very similar to the Basis of Design Review, can anyone tell me how these differ?
We submitted a report stating that we had reviewed the Issued for Tender documents (prior to tender, and tender ended up being 9 months away) and had no comments, which is not acceptable to the reviewer for a schematic review. I am wondering if we could submit the Basis of Design Review from EAp1, because it describes in point by point detail how the schematic designs met the Owner's requirements.
I see that the schematic review does not seem to be a part of the US LEED system, but I'd really appreciate any ideas or assistance.
Thank you,
Shevaun

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Chris Ladner Partner, Viridian Mar 08 2012 LEEDuser Expert 1737 Thumbs Up

The Basis of Design (BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.) review refers to reviewing the BOD for completeness and compliance with the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.. I believe the schematic review is supposed to be a review of the actual schematic phase documents (drawings, specifications, etc) and the compliance of these documents with the OPR and BOD.

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Shevaun O'Connor Inland Technical Services Mar 09 2012 LEEDuser Member 727 Thumbs Up

Thank you for the quick reply Chris!
Unfortunately, sometimes consultants don't provide the BoDBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. in a timely manner and I need to use the preliminary designs to round out the data.
I suppose if I was to explain that my Basis of Design Review would be unacceptable too.
The credit lingo is so ambiguous, yet the reviewer's seem to have a very specific list of items they are looking for. Sometimes it seems like the specific descriptions of the documentation only come from an audit. If one document doesn't meet their checklist, the credit is on jeopardy.
Is there any way to win in this situation?

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Emily Catacchio Sustainability Specialist, Wight and Company Apr 05 2012 LEEDuser Moderator

Shevaun,

Above this comment under the Documentation Toolkit tab there is an example BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.. I think this may answer some of your questions about what specificially needs to be included.

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Mark Krejcarek Director of Property Management Procacci Development Corporation
Feb 21 2012
Guest
84 Thumbs Up

Rainwater Harvesting

What are the requirements for rainwater harvesting commissioning requiremenst for a new office building? If there are no requirements, has anyone created or used some type of "functional" checklist to confirm proper operation.

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Aug 31 2012 LEEDuser Moderator

Mark, Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. of rainwater harvesting is not required for EAp1. I can't speak to a checklist—sorry.

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Doug Turner
Jan 16 2012
Guest
49 Thumbs Up

Who can be the CxA

We are looking being the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. for a project that we provided Technology engineering services for. Since technology systems are not a required commissioned system is there any limitation for our firm to provide enhanced commissioning services for the remainder of the commissioned systems?

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Susan Walter Sr Project Architect, Wilmot/Sanz Jan 16 2012 LEEDuser Member 6733 Thumbs Up

You would have to meet the qualifications outlined in this section and in the pre-requisite section. It sounds like you already are an independent third party agent.

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Chris Ladner Partner, Viridian Jan 27 2012 LEEDuser Expert 1737 Thumbs Up

It does not sound like you have any limitations. As long as you are not commissioning any of the systems that you design and/or install and you meet the experience requirements.

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Banafsheh Shobeiri Sustainable Engineering Group Leader Hyder Consulting Middle East
Oct 23 2011
Guest
58 Thumbs Up

LEED AP as well as ehnanced CxA

Hi, can I please get some advice on the possibility of having the project LEED AP perform the tasks and act as the project CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Is this possible for both fundamental and enhanced scope? Many thanks in advance for the assistance.

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Emily Catacchio Sustainability Specialist, Wight and Company Oct 23 2011 LEEDuser Moderator

Hi Banafsheh, 

See the credit language tab for guidance here. Depending on who your LEED AP is it may be ok, or not.

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Chris Ladner Partner, Viridian Jan 27 2012 LEEDuser Expert 1737 Thumbs Up

Make sure that the person/people who are doing the LEED certification are not the same as the ones doing the Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. activities. This would not meet the requirement to be independent of the design team. We have run into this on previous projects.

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debra a. lombard sustainability specialist Sustainability Research & Consulting
Jul 08 2011
Guest
136 Thumbs Up

Balancing required for LEED enhanced Cx credit in NC v2.2?

IS balancing required for LEED enhanced Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. credit in NC v2.2?

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Oct 26 2011 LEEDuser Moderator

Debra, balancing is not a specific requirement, no. That's not to say it shouldn't be done, or might not be done in the course of Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included., but it is not specifically called for.

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Cristian Harbaugh Mechanical Engineer - , H.F.Lenz Company May 16 2012 LEEDuser Member 80 Thumbs Up

Although not required for the EAc3 credit, Ventilation System balancing is related to EAp1 through ‎meeting the requirements of sections 4 through 7 of ASHRAE 62.1-2004. Section 5.2.3 states: "Design ‎documents shall specify minimum requirements for air balance testing .... for measurement and ‎balancing of airflow". ‎

System balancing is also required by ASHRAE 90.1-2007, section 6.7.2.3. OPRs typically include language ‎such as "meet ASHRAE 90.1" therefore requiring the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to confirm system balancing is included in the ‎mid-design documents review.‎

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Adam Targowski Owner ATsec
Jul 07 2011
LEEDuser Member
584 Thumbs Up

DES Commissioning (upstream)

I have a question about commissioning of the DES for a new construction. Building fulfills the assumptions of commissioning of all upstream equipmentUpstream equipment consists of all heating or cooling systems, equipment, and controls that are associated with a district energy system but are not part of the project building's thermal connection or do not interface with the district energy system. It includes the central energy plant and all transmission and distribution equipment associated with transporting the thermal energy to the project building and site.. In LEED v2 there is an information that ”Commissioning of upstream equipment applies to the entire DES serving the building, including both the central plant and the transmission and distribution system”. The problem is that DES in the city, where the building is going to be built, is huge and it covers almost half of the city (about 3 000 000 inhabitants). Another problem is that the operator of the DES network is different than the operator of the heating plant. The commissioning of the upstream part of the DES is unprofitable and probably even not possible for the company which wants to build the building. How to solve this problem?

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Adam Targowski Owner, ATsec Jul 25 2011 LEEDuser Member 584 Thumbs Up

Does anyone know how to deal with Commissioning of District Energy System (DES)? As I mentioned above the project which I'm working on is situated in a city which is supplied with heat by a large District Energy System. It's impossible to make a commissioning of the whole system. How can I comply with the requirements of EA Cre 3? Is it enough to submit official documents obtained from the heat generating plant and distribution system owner saying that DES was properly commissioned and maintained?

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Chris Ladner Partner, Viridian Nov 14 2011 LEEDuser Expert 1737 Thumbs Up

Adam, based on the requirements of EA C3 and the associated “Treatment of District or Campus Thermal Energy ...” (August 13, 2010), you must include all upstream equipmentUpstream equipment consists of all heating or cooling systems, equipment, and controls that are associated with a district energy system but are not part of the project building's thermal connection or do not interface with the district energy system. It includes the central energy plant and all transmission and distribution equipment associated with transporting the thermal energy to the project building and site. associated with serving the project as part of the Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. scope. Assuming your building is not excluded from compliance based on the points established in section 2.3.2 of the guide, then you must show that the DES was commissioned within the past three years from the date of your buildings substantial completion or, that the DES has had a comprehensive maintenance and efficiency monitoring program that has been used to maintain or improve the DES system. There is more detail in the guidance document.

I would assume that a large DES system, like the one you reference, would have an established maintenance and efficiency program that would comply with option two even if they do not comply with option 1.

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Sue Barnett Principal Sue Barnett Sustainable Design
Jun 20 2011
Guest
855 Thumbs Up

Owner as Cx Agent

Please remind me- for Enhanced Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. can the Owner's Operations Manager perform the Enhanced Cx?

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jun 21 2011 LEEDuser Expert 1919 Thumbs Up

Yes, the owner can perform commissioning, but must still qualify having the required experiance in the process. The real benefits from the enhnaced process is in the peer review that a qualified provider can bring to project; a voice that should have no agenda or preconcieved ideas related to the project, and can promote good dialogue and communication in the design team including the owner.

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Chris Ladner Partner, Viridian Jun 21 2011 LEEDuser Expert 1737 Thumbs Up

Agreed. We promote owner involvement in our process to enhance their ability to operate the building after we have all abandoned them. As Scott says, make sure the owner representative meets the LEED requirements, but also has the technical capabilities to perform an effective commissioning process.

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Mary Ann Santos Jul 22 2011 LEEDuser Member 1221 Thumbs Up

Related to Sue's question, does the required experience (.e. in at least two building projects) of the Operations Manager have to be LEED projects? LEED is quite new in our country, while they are several professionals who can carry out the LEED Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. service only a few have been involved in LEED projects as their CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements..

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Sep 02 2011 LEEDuser Moderator

Katherine, the experience does not have to be on LEED projects.

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Myra Villalobos
Feb 17 2011
LEEDuser Member
272 Thumbs Up

Commissioning LEED Submittal

This may be a silly question, but has anyone successfully submitted and achieved the Commissioning Prerequisite and Credit, prior to actually completing the work? I would like to submit my project for its final construction reviews, prior to the end of construction, and was wondering if it is okay to upload documentation of the commissioners intent to fulfill all the credit requirements, once the project is complete. Of course the design reviews, the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines., and the CX1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. contract would be complete- the final CX plan would not be...Any ideas?

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Feb 22 2011 LEEDuser Expert 1919 Thumbs Up

We have always been substantially complete with Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. before submittal. There can be selected items that are not complete, like specific seasonal testing, the 10 month review for Enhanced, or maybe two or three issues in the Cx log, but we clearly call them out and indicate the contractual requirement to complete them.

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David Hubka GROUP Leader, E3 GROUP Feb 23 2011 LEEDuser Expert 3304 Thumbs Up

LEED V3 allows the following option on the Fundamental Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. template:

"The commissioning report is pending completion. A contract is in place to ensure the report will be completed"
PENDING COMMISSIONING REPORT required uploads:
Executive Summary (+ list of systems commissioned and by whom)
Signed contract with defined scope and timing of commissioning services.
Sample prefunctional & functional checklists for at least two of the commissioned systems.

You can refer to the sample Cx template viewable at LEED Online.

To answer your questions, YES, the project team is allowed to submit for review / approval of the Cx prior to completion.
I am currently purtsiong this path on a LEED CI project I am commissioning.

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Mary Petrovich Senior Sustainability Associate, Center for Maximum Potential Building Systems Mar 30 2011 LEEDuser Member 319 Thumbs Up

Just to confirm, have you had success submitting pending documentation for a LEED NC v2.2 project, or only for LEED 2009?

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David Hubka GROUP Leader, E3 GROUP Mar 30 2011 LEEDuser Expert 3304 Thumbs Up

We've had success on LEED NC v2.2 projects.

Currently we are following the same route on a LEED 2009 project. As this project is not yet certified we do not have success yet.

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george barker Apr 19 2011 Guest 57 Thumbs Up

To expand on Myra's question with my silly question, if "Pending Commissioning Report" is used, the "Commissioning Report Completed" box gets left unchecked, right? I've never left a box unchecked. What happens? Also, where do you recommend noting "Pending Commissioning Report"? In the narrative, or attached doc?

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Steve Jankus Senior Project Manager CFMS-West Consulting
Feb 01 2011
Guest
61 Thumbs Up

Recommissioning Manual

Does anyone have a sample of a recommissioning manual?

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Feb 22 2011 LEEDuser Expert 1919 Thumbs Up

We have provided blank versions of all the forms that were created for the project (with modificaitons that may have happened during the actual testing). We then include some recommended durations between the testing.

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Mary Petrovich Senior Sustainability Associate, Center for Maximum Potential Building Systems Mar 30 2011 LEEDuser Member 319 Thumbs Up

Just to confirm, have you had success submitting pending documentation for a LEED NC v2.2 project, or only for LEED 2009?

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Brian Farrelly
Sep 08 2010
LEEDuser Member
174 Thumbs Up

Independent review of contractors submittals

Hi,
Just wanted to find out other users interpretation of the review of contractors submittals.
We have different experience where we review and comment along with designers, review after designer review or review and only comment if a particular item does not meet OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. or envirnomental parameters. All methods have resulted in doubling of comments, slowing the process etc.
Please advise.

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Chris Ladner Partner, Viridian Sep 08 2010 LEEDuser Expert 1737 Thumbs Up

We have had various levels of success with each of your strategies and the main indicator seems to be the coordination/communication of the person managing the submittals. Since it is not the goal of the Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. submittal review to duplicate the engineers review, we do a parallell review and provide our comments to the engineer for review and inclusion in his/her comments. We concentrate on OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project., maintenance, and operational issues related to the submitted equipment.

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Mara Baum Healthcare Sustainable Design Leader HOK
May 10 2010
LEEDuser Expert
5151 Thumbs Up

Separate design and construction commissioning agents?

Many government projects are forced into two separate hiring cycles for design phase commissioning services and construction phase commissioning services. While clearly the continuity of a single CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is the right thing to do, does use of two separate organizations preclude a project from seeking this credit? If yes, is there a way around it, such as contracting with the construction phase CxA to review the work of the design phase CxA in order for the former to fill out the LEED Online template?

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Molly A. Jones Director of Sustainable Facilities, SAIC Apr 05 2011 LEEDuser Member 180 Thumbs Up

Hi Mara. Did you ever receive an answer to your question about separate design and construction commissioning agents? Were you successful in your projects using a split CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.? We are running into this issue as well on federal projects and I am curious to know what your experience has been. Thanks!

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Chris Ladner Partner, Viridian Apr 06 2011 LEEDuser Expert 1737 Thumbs Up

I thought I answered this previously. It must have been a different credit discussion or I am getting old.

The LEED reference guide (Enhanced Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included.) states that the commissioning agent must “lead, review, and oversee the completion of all commissioning process activities”. In the case of having two separate firms perform the fundamental and enhanced Cx portions of the project, I would suggest that the enhanced CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. must still oversee (and potentially verify) the fundamental activities and ensure their compliance with the enhanced commissioning activities.

On all of our federal projects we have provided both functions. We are in the middle of a situation similar to your question but have not submitted the LEED credit at this time. We are performing and documenting our work per my comments above.

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Rudolph Schaar Feb 16 2012 Guest 86 Thumbs Up

I am working on a government project too. We have the same issue regarding two different CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.'s for design and construction phases. Can you please let us know if having the construction phase CxA review & verify the design phase CxA work has been accepted? Or does one CxA be hired for the entire project to achieve the Enhanced Commissioning credit?

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Nadja Turek Woolpert Inc. Jul 06 2012 LEEDuser Member 81 Thumbs Up

We are having the same trouble and could use feedback on what all are seeing out there. Our military client wants the design-build team to do it all-including hiring the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. for fundamental and enhanced commissioning. But USGBC recently is requiring that the enhanced CxA be hired by the owner. Are there exceptions being made to this requirement?

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Susan Walter Sr Project Architect, Wilmot/Sanz Jul 06 2012 LEEDuser Member 6733 Thumbs Up

Nadja,
We had the same thing for our v2.2 military project. The DB contractor held the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. contract which was enough separation for the USGBC. The architect/engineers can not hold the CxA contract.

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Tysa Tenebro
May 10 2010
Guest
492 Thumbs Up

Commissioning Authority was hired in 65% of Construction Docs.

Hi,

I just want to ask if we can still achieve this point even though the independent commissioning authority was hired in the middle of Construction Document Phase. Please advise. Thank you.

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Mara Baum Healthcare Sustainable Design Leader, HOK May 10 2010 LEEDuser Expert 5151 Thumbs Up

I would consider the intent of this credit with respect to the design schedule. You need to be able to have the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. review the project documents in enough time for their comments to be picked up, the drawings to be reissued (pre-100%), and the CxA to back-check the corrections. I have heard of very large projects with long design schedules incorporating a Cx design review this late, because a 65% set may still be over six months away from completion. For most projects, though, this is probably too late.

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Chris Ladner Partner, Viridian Mar 31 2011 LEEDuser Expert 1737 Thumbs Up

As Mara was saying, by the intent of the credit you will not be able to achieve the credit. Although, you can make the argument that you meet the intent as long as you have established and OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines., adjusted the design based on these documents, and have the opportunity for the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to do an additional review before completion of the CD’s.

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May 25 2013
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