NC-v2.2 EAc3: Enhanced Commissioning

  • NC22_EAc3andEAp1_Type3_EnhancedCx diagram
  • Benefits of commissioning

    You may think of commissioningThe 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., 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 CxACommissioning authority: 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. 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, with the commissioning process for both enhanced and fundamental starting at or before design documents. 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 CxACommissioning authority: 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. 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 with assistance 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., or developed by the CxACommissioning authority: 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 owner approval. The OPROwner's project requirements: a written document that details the ideas, concepts, and criteria determined by the owner to be important to the success of the project. 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.


  • CommissioningThe 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. 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 DesignThe 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. (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 BODBasis of design: the 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. facilitates constant discussion on realistic owner’s goals and the team’s input in addressing them. The architect, owner, and engineer update the OPROwner's project requirements: a written document that details the ideas, concepts, and criteria determined by the owner to be important to the success of the project. 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 commissioningThe 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. 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 equipmentThe heating and cooling systems, equipment, and controls located in the project building or on the project site and associated with transporting the thermal energy of the district energy system (DES) into heated and cooled spaces. Downstream equipment includes the thermal connection or interface with the DES, secondary distribution systems in the building, and terminal units. Drift water droplets carried from a cooling tower or evaporative condenser by a stream of air passing through the system. Drift eliminators capture these droplets and return them to the reservoir at the bottom of the cooling tower or evaporative condenser for recirculation. 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 CommissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. scope, such as the building envelope, fire and safety systems, and water collection systems.


  • Financial incentives for energy efficiency, including commissioningThe 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. 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.


  • CommissioningThe 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. 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 commissioningThe 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. 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 testing and balancing, functional performance testingThe process of determining the ability of the commissioned systems to perform in accordance with the owner's project requirements, basis of design (BOD), and construction documents., and sequence verification are particularly useful here while enhanced commissioning activities of staff training verification and manual development highly valuable.


  • If properly implemented, commissioningThe 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. 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 CxACommissioning authority: 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. should hired by the end of design development.  Put together 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. RFP and select the CxA. This is more critical if the project is pursuing the Enhanced CommissioningThe 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. 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


  • ASHRAE Guideline 0 and most commissioningThe 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. guidelines and process handbooks suggest hiring 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. before the MEP engineer, if possible, in order to kick off the commissioning process at the beginning of the project, and ensuring 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. is adhered to throughout design development. However, most RFP processes for commissioning agent begin after the architect and MEP engineer have been hired. 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 commissioningThe 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.. This would allow the owner to know the cost differential between the services and consider enhanced commissioning.


  • The CxA’s main role is to provide third-party verification that the design is installed and operating as per construction documents. The CxACommissioning authority: 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 meant to fill the role of the MEP engineer, but rather to be a 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 CxACommissioning authority: 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. in the team meetings and drawings development is more integrated into the process. The team also gets to learn more about the commissioningThe 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. 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 CommissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. specifications in Division 1 for general information and commissioning notes into mechanical and electrical specifications. See the Documentation Toolkit for a sample specification.


  • The commissioningThe 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. 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 OPROwner's project requirements: a written document that details the ideas, concepts, and criteria determined by the owner to be important to the success of the project. and BODBasis of design: the 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., specifies system sampling rates, anticipates pitfalls, and provides a commissioning schedule. In addition, the commissioning agent provides a general commissioning schedule based on the design and construction schedule that may or may not be defined at that moment.


  • A good commissioningThe 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. 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 commissioningThe 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. 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 commissioningThe 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. specifications to ensure it is included in the bid package.


  • Refer to the commissioningThe 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. 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. Additionally, the commissioning plan should be updated to include contractor information and a more specific and accurate scope once equipment has been selected during the design phase (if previously not defined).


  • Specifications eliminate potential change orders associated with “extra” work required for systems commissioningThe 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. 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 commissioningThe 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. scope and collaboration with the design and construction team. The CxACommissioning authority: 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 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 CxACommissioning authority: 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. know of the design progress. Include them on the weekly meeting-minutes mailing lists. Design changes may affect the commissioningThe 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. 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 CxACommissioning authority: 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. 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 commissioningThe 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. 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 commissioningThe 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..  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 commissioningThe 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. 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 CxACommissioning authority: 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 available for a final meeting and to discuss all recommendations for clarifications. Note that the commissioning process is not completed until all open items or deficiencies have been corrected or accepted by the owner. Finally, the CxA completes the LEED Online documentation and uploads all required documents.


  • The commissioningThe 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. 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, and depending on scope, individual components are tested, is a critical part of commissioningThe 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.. 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 commissioningThe 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. 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 CxACommissioning authority: 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. 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 commissioningThe 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. 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

Expand All

  • 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 commissioningThe 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. 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 CxACommissioning authority: 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 available for a final meeting and to discuss all recommendations for clarifications.


  • LEED compliance does not require the implementation of commissioningThe 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. 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 CxACommissioning authority: 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. 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 CxACommissioning authority: 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. 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 CxACommissioning authority: 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. 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 CxACommissioning authority: 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.. Among other things, this will make sure the CxA completes the commissioningThe 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. 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 CxACommissioning authority: 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. visits to get the results available on time. 

  • USGBC

    Excerpted from LEED for New Construction and Major Renovations Version 2.2

    EA Credit 3: Enhanced commissioning

    1 Point

    Intent

    Begin the commissioningThe 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. 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 commissioningThe 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. 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 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 lead, review, and oversee the completion of all commissioning process activities. The CxACommissioning authority: 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. 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 DesignThe 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. (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 OPROwner's project requirements: a written document that details the ideas, concepts, and criteria determined by the owner to be important to the success of the project. and BODBasis of design: the 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.. 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 commissioningThe 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. credit, the CxACommissioning authority: 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. 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

Best Practices in Commissioning New Construction

The New Construction Building CommissioningThe 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. Best Practice is intended to cover the general new construction commissioning process that is applicable to most systems. It is necessarily non-specific in most cases, but where a practice seems unclear by its varied application, more detail is given.


The Cost-Effectiveness of Commissioning New and Existing Building Commercial Buildings: Lessons from 224 Buildings

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 CommissioningThe 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., 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 CommissioningThe 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. 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 commissioningThe 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. 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

An ASHRAE Journal article, this examines the special challenges of ensuring reliability in mission-critical systems supporting facilities such as data centers. (Mark Hydeman, Reinhard Seidl and Charles Shalley, 2005)


Establishing Commissioning Costs

Offering guidance for estimating commissioningThe 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. 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. (Portland Energy Conservation, 2000; revised 2002)

Web Tools

Establishing Commissioning Fees

This article, which appeared in the ASHRAE Journal, uses data for 19 actual projects to look at commissioningThe 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. costs in various ways. (Ronald J. Wilkinson, 2000)

Commissioning Agents

Use these templates to find and assess a commissioningThe 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. 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 commissioningThe 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. specifications into Division 1.

Commissioning Plan

The commissioningThe 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. 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 commissioningThe 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. 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

Construction Submittal

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

63 Comments

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Nandan Tavkar Sr. Sustainability Consultant Buro Happold
Feb 02 2016
Guest
46 Thumbs Up

Can FM appoint CxA for Enhanced Commissioning

Project Location: Saudi Arabia

We are involved in a New Construction project where the project's Facilities Management company is proposing to appoint the Commissioning Authority for Enhanced CommissioningThe 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.. Would this be accepted by USGBC for EAc3 Enhanced Commissioning?

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Tristan Roberts LEED AP BD+C, Executive Editor – LEEDuser, BuildingGreen, Inc. Feb 02 2016 LEEDuser Moderator

Nandan, see our guidance above—this should be fine, as they are not connected to the design and construction team.

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Nandan Tavkar Sr. Sustainability Consultant, Buro Happold Feb 03 2016 Guest 46 Thumbs Up

That's good to know, thanks for the reply, Tristan.

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Feb 03 2016 LEEDuser Expert 10978 Thumbs Up

Yes, this should be fine.

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Francis McNulty OCSC
Nov 19 2015
LEEDuser Member
297 Thumbs Up

CxA as part of the LEED AP Team

Project Location: Ireland

Hi All,

I am currently working on a project that is aiming to achieve Enhanced CommissioningThe 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.. We are employed solely as the LEED Assessors and have NO input into the Design.

Can a member of our team act as 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. on this project?

Thanks.

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Nov 19 2015 LEEDuser Expert 10978 Thumbs Up

Yes, it has been established for some time that an independent firm that is providing LEED consulting can provide Enhanced CommissioningThe 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., as long as they have the appropriate experience of course.

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Francis McNulty OCSC Nov 19 2015 LEEDuser Member 297 Thumbs Up

Thanks Scott, this was our understanding but wanted to confirm it.

One final scenario, if targeting enhanced commissioningThe 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. credit can a member of the M&E consultancy who is not directly linked to the project design, act 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. on the project? The way I have read it is that it can only be a disinterested subcontractor to the M&E consultant.

Thanks

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Dec 04 2015 LEEDuser Expert 10978 Thumbs Up

Sorry for delay in answering. No, for Enhanced CommissioningThe 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., it is never acceptable to have anyone from the architect, engineer, or contractor to do that service.

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Bradford Crosby Commissioning Resources, Inc.
Oct 19 2015
Guest
53 Thumbs Up

System Manual sample

Project Location: United States

my review came back that 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. has been implemented, however to demonstrate compliance the following must be addressed.

These items were included in my manual in narrative form, is there a sample manual that could be shared for how to format this document?

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Oct 19 2015 LEEDuser Expert 10978 Thumbs Up

I need you to provide more information than you are currently giving. What things did they want demonstrated? A Systems Manual is a very long, extensive document, and very specific to a building. So examples are tough. Please list what they feel needs to be documented, and I might be able to give more guidance.

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Bradford Crosby Commissioning Resources, Inc. Oct 19 2015 Guest 53 Thumbs Up

The system manual does contain a lot of information, which we tried to include.
This is the comment that confuses me -

Please see step 9 under EAp1 in the LEED Reference guide for Green Building Design and Construction 2009 edition updated June 2010 for more information regarding the system manual.

Are the steps they mention the bullet points in 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. section EAp1?

Is this reference book something I need, I believe I have included 1 line diagrams, sequences, maintenance schedules calibration 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. (etc.) as specified.

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Oct 26 2015 LEEDuser Expert 10978 Thumbs Up

Ok, interesting. First, is the project really registered under v2.2 (which is this topic) or v2009, which they seem to reference? If the former, then I am not sure they can reference v2009.

Second, yes, you need the reference guide. I have them all the way back to v1.0! In this case, i am looking at both v2.2 AND v2009 to see differences.

Step 9 of the v2009 reference guide is a narrative of what should be in a Systems Manual, and is too much for me to type! It has 7 items listed that need to be included. In v2009 (and v4) all the commissioningThe 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. requirements are listed under fundamental to keep it all together, which is nice actually.

In v2.2, it is on page 214 of the guide, under EAc3 this time, and is listed as item 4 and says just about the same thing, so ignore my first comment, it is kind of moot.

In very brief prose, here is what is required:
Final 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.
System Single Line Drawings
As-Built Sequences of Operation plus...
Operating Instructions
Schedule of Maintenance
Schedule of Retesting
Schedule of Calibrations

Typically, the most difficult one to develop is the Operating Instructions. That could be another whole thread! I always approach this from the view of the person most likely to operate the system, not from a view of the maintenance staff or a control tech. How does a normal user interface with the system in a way to use the building correctly.

Finally, and I have said this many times, seek a conference call with the review team to find out what particular part of the manual is missing, as they reference you quote does not give much more than they are not happy with the manual, what what is specifically missing or lacking.

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Mara Baum Healthcare Sustainable Design Leader, LEED Fellow HOK
Oct 04 2013
LEEDuser Member
9911 Thumbs Up

Documentation for DES systems?

I'm working on a new building on an existing campus with a central plant. Some of the equipment in the plant is relatively new (and has been commissioned), while some is older (but has been maintained). I don't see a lot of information detailing the exact type of documentation required, especiatlly for the comprehensive maintenance and efficiency monitoring program. Should I have the facility management staff write a letter describing these activities?

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Dec 20 2013 LEEDuser Expert 10978 Thumbs Up

Mara;

We have not had to do this in quite this way yet, and I am going to assume you have worked your way through the IFs, NOTs, and EITHERs of the DESDistrict energy system: a central energy conversion plant and transmission and distribution system that provides thermal energy to a group of buildings (e.g., a central cooling plant on a university campus). It does not include central energy systems that provide only electricity. guide and determined you need to include the plant in the commissioningThe 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. scope. However, I think a letter with a narrative from the owner related to what systems have been commissioned and when along with a description of their preventive maintenance program would be good. Most DES plant operators have fairly good systems to monitor fuel to energy rates against costs, which is always their signal for the need to see if something is not working the way it should.

In general we have tended to over document our commissioning, as we feel there is value in gathering the information in a way to be useful to the operators. To date, if we have been reasonable on our development, GBCIThe Green Building Certification Institute (GBCI) manages Leadership in Energy and Environmental Design (LEED) building certification and professional accreditation processes. It was established in 2008 with support from the U.S. Green Building Council (USGBC). has accepted it.

Again, that is just my opinion on the matter. Great presentation at Greenbuild by the way! I learned a ton.

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Emilio Rovira Sustainability Planner DoD US Marine Corps
Sep 20 2013
Guest
196 Thumbs Up

Enhanced Commission and LEED EBOM

We just opened a new building ...over 100, 000 sqft! According to the Score Card, we are a solid "Gold" but we have enough for "Platinum" (NC V2.2)! Can 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. (Enhanced) create and provide the following documents & policies outlined in the LEED-EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating systems. reference?
* Building Exterior and HardscapeThe inanimate elements of the building landscaping. It includes pavement, roadways, stonewalls, wood and synthetic decking, concrete paths and sidewalks, and concrete, brick, and tile patios. Management Plan
* Landscape & Erosion / Sedimentation Plan
* Building Operating PlanA general documentation summarizing the intended operation of each base building system described in the systems narrative; the building operating plan may also be known as "Owner's Operating Requirements" or similar. The operating plan includes the time-of-day schedules for each system for each of the eight day types (Monday to Sunday plus holidays), the mode of operation for each system when it is running (occupied vs. unoccupied; day vs. night, etc.), and the desired indoor conditions or setpoints for each schedule or mode. The operating plan accounts for any differences in needs or desired conditions for different portions of the project building, as well as any seasonal variations in operations patterns. The plan accounts for all the monitored space conditions used to control the base systems, i.e., air temperature, relative humidity, occupancy, light level, CO2 levels, room pressurization, duct static pressure, etc.
* Preventative Maintenance Plan/Log
* Materials Purchasing Policy (+ Solid Waste Management)
* Green CleaningGreen cleaning is the use of cleaning products and practices that have lower environmental impacts and more positive indoor air quality impacts than conventional products and practices.
* Integrated Pest ManagementIntegrated pest management (IPM) is the coordinated use of knowledge about pests, the environment, and pest prevention and control methods to minimize pest infestation and damage by the most economical means while minimizing hazards to people, property, and the environment. (Interior and Exterior)
Suggested work-flow during the next 12 months of occupancy would entail the following:
* Policies & Plans above
* Ongoing 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. Plan (continuation and M&V post-Enhanced CxCommissioning: 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.)
* Energy Star data entry
* Checklist and action plan for certification/Federal Guiding Principles
The goal is to certify the building in LEED EBOM!

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Keith Dabney Sep 20 2013 LEEDuser Member 36 Thumbs Up

Some of the documents you list are not part of the normal 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. responsibilities (or area of expertise). For example, Materials Purchasing Policy or Sedimentation Plan are not done by the CxACommissioning authority: 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..

The Ongoing 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. Plan and Building Operating PlanA general documentation summarizing the intended operation of each base building system described in the systems narrative; the building operating plan may also be known as "Owner's Operating Requirements" or similar. The operating plan includes the time-of-day schedules for each system for each of the eight day types (Monday to Sunday plus holidays), the mode of operation for each system when it is running (occupied vs. unoccupied; day vs. night, etc.), and the desired indoor conditions or setpoints for each schedule or mode. The operating plan accounts for any differences in needs or desired conditions for different portions of the project building, as well as any seasonal variations in operations patterns. The plan accounts for all the monitored space conditions used to control the base systems, i.e., air temperature, relative humidity, occupancy, light level, CO2 levels, room pressurization, duct static pressure, etc. would typically be done by the CxA.

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Emilio Rovira Sustainability Planner, DoD US Marine Corps Sep 20 2013 Guest 196 Thumbs Up

Keith, understand these documents are not "normal" in an NC Project under this credit... We thought it would be a great opportunity to establish a baseline of policies & documents in support of the next goal of LEED EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating systems.. Unlike the Designer of record or Construction Contractor, 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. will be on the project post-occupancy. Thank you for your reply. I will share as we progress further!

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Richie O'Sullivan
Jul 08 2013
Guest
23 Thumbs Up

Why should the client appoint a Commissioing Agent

I am always asked ‘Why should the client appoint a CommissioningThe 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. Agent, does he not get this service anyway’? I always respond by advising that ‘ by appointing a commissioning agent will ensure that the building is handed over operational from day one’ I would go on to say that this approach will yield operational saving compared to building not commissioned in full, the maintenance staff understand the systems etc etc

Is there any published information that could strengthen this argument, possibly suggesting that buildings that have had a commissioning agent appointed operate farFloor-area ratio is the density of nonresidential land use, exclusive of parking, measured as the total nonresidential building floor area divided by the total buildable land area available for nonresidential structures. For example, on a site with 10,000 square feet (930 square meters) of buildable land area, an FAR of 1.0 would be 10,000 square feet (930 square meters) of building floor area. On the same site, an FAR of 1.5 would be 15,000 square feet (1395 square meters), an FAR of 2.0 would be 20,000 square feet (1860 square meters), and an FAR of 0.5 would be 5,000 square feet (465 square meters). better than buildings that did not have a commissioning agent appointed. Supporting figures referencing any case studies would be ideal

Any feedback on this would be appreciated

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Tristan Roberts LEED AP BD+C, Executive Editor – LEEDuser, BuildingGreen, Inc. Nov 04 2013 LEEDuser Moderator

Richie, see our guidance above, including the articles referenced under Resources.

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Shevaun Barrie Inland Technical Services
Mar 08 2012
Guest
1331 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 DesignThe 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, 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 Guest 2466 Thumbs Up

The Basis of DesignThe 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. (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 BODBasis of design: the 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. 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 OPROwner's project requirements: a written document that details the ideas, concepts, and criteria determined by the owner to be important to the success of the project. and BOD.

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Shevaun Barrie Inland Technical Services Mar 09 2012 Guest 1331 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 DesignThe 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 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 Guest 9886 Thumbs Up

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
257 Thumbs Up

Rainwater Harvesting

What are the requirements for rainwater harvesting commissioningThe 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. 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, Executive Editor – 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
72 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 commissioningThe 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. services for the remainder of the commissioned systems?

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Susan Walter Specifications Director, Populous Jan 16 2012 LEEDuser Expert 22584 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 Guest 2466 Thumbs Up

It does not sound like you have any limitations. As long as you are not commissioningThe 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. 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
79 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 Guest 9886 Thumbs Up

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 Guest 2466 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
258 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, Executive Editor – 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 Guest 113 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
Guest
2423 Thumbs Up

DES Commissioning (upstream)

I have a question about commissioningThe 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. of the DESDistrict energy system: a central energy conversion plant and transmission and distribution system that provides thermal energy to a group of buildings (e.g., a central cooling plant on a university campus). It does not include central energy systems that provide only electricity. for a new construction. Building fulfills the assumptions of commissioning of all upstream equipmentA heating or cooling system or control associated with the district energy system (DES) but not part of the thermal connection or interface with the DES. Upstream equipment includes the thermal energy conversion plant and all the transmission and distribution equipment associated with transporting the thermal energy to the project building or 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 Guest 2423 Thumbs Up

Does anyone know how to deal with CommissioningThe 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. of District Energy SystemA central energy conversion plant and transmission and distribution system that provides thermal energy to a group of buildings (e.g., a central cooling plant on a university campus). It does not include central energy systems that provide only electricity. (DESDistrict energy system: a central energy conversion plant and transmission and distribution system that provides thermal energy to a group of buildings (e.g., a central cooling plant on a university campus). It does not include central energy systems that provide only electricity.)? 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 Guest 2466 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 equipmentA heating or cooling system or control associated with the district energy system (DES) but not part of the thermal connection or interface with the DES. Upstream equipment includes the thermal energy conversion plant and all the transmission and distribution equipment associated with transporting the thermal energy to the project building or 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 DESDistrict energy system: a central energy conversion plant and transmission and distribution system that provides thermal energy to a group of buildings (e.g., a central cooling plant on a university campus). It does not include central energy systems that provide only electricity. 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
1225 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 CxCommissioning: 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.?

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Jun 21 2011 LEEDuser Expert 10978 Thumbs Up

Yes, the owner can perform commissioningThe 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., 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 Guest 2466 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 commissioningThe 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. process.

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carla cruz Jul 22 2011 LEEDuser Member 3062 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, Executive Editor – 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
Guest
500 Thumbs Up

Commissioning LEED Submittal

This may be a silly question, but has anyone successfully submitted and achieved the CommissioningThe 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. 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 CXCommissioning: 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. plan would not be...Any ideas?

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Feb 22 2011 LEEDuser Expert 10978 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 CxCommissioning: 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. log, but we clearly call them out and indicate the contractual requirement to complete them.

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David Hubka Director of Operations, Transwestern Sustainability Services Feb 23 2011 LEEDuser Expert 5317 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 commissioningThe 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. 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 CxCommissioning: 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. 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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Gail Vittori Co-Director, Center for Maximum Potential Building Systems Mar 30 2011 LEEDuser Member 596 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 Director of Operations, Transwestern Sustainability Services Mar 30 2011 LEEDuser Expert 5317 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 72 Thumbs Up

To expand on Myra's question with my silly question, if "Pending CommissioningThe 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. 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
83 Thumbs Up

Recommissioning Manual

Does anyone have a sample of a recommissioning manual?

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Scott Bowman LEED Fellow, Integrated Design + Energy Advisors, LLC Feb 22 2011 LEEDuser Expert 10978 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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Gail Vittori Co-Director, Center for Maximum Potential Building Systems Mar 30 2011 LEEDuser Member 596 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
Guest
229 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 Guest 2466 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, LEED Fellow HOK
May 10 2010
LEEDuser Member
9911 Thumbs Up

Separate design and construction commissioning agents?

Many government projects are forced into two separate hiring cycles for design phase commissioningThe 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. 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 CxACommissioning authority: 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 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 President, Jones Design Studio, PLLC Apr 05 2011 LEEDuser Member 325 Thumbs Up

Hi Mara. Did you ever receive an answer to your question about separate design and construction commissioningThe 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. 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 Guest 2466 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 commissioningThe 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. 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 CxCommissioning: 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. 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 LEEDuser Member 135 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 CxACommissioning authority: 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 & verify the design phase CxA work has been accepted? Or does one CxA be hired for the entire project to achieve the Enhanced CommissioningThe 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. credit?

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Nadja Turek Woolpert Inc. Jul 06 2012 Guest 208 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 commissioningThe 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.. But USGBC recently is requiring that the enhanced CxACommissioning authority: 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 hired by the owner. Are there exceptions being made to this requirement?

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Susan Walter Specifications Director, Populous Jul 06 2012 LEEDuser Expert 22584 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 CxACommissioning authority: 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.

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Keith Dabney Aug 15 2013 LEEDuser Member 36 Thumbs Up

I only have limited experience on government (U.S. Federal) projects. However, in those cases 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. (CommissioningThe 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. Authority, not a Commissioning Agent as is so often stated) was the US Army Corp of Engineers. The firm(s) hired to perform commissioning activities, either in design or construction stages, was designated in the specfications as the Commissioning Specialist (unfortunately hired by the GCA General Contractor (GC) manages, coordinates, and oversees building construction; may perform some construction tasks; and is responsible for hiring and managing subcontractors. for construction stage, not the Government). This method allowed for two different firms to be used. I got the impression this was more or less the standard approach on large Federal projects (at least in my part of the Federal world). Interesting thread, I hope people will continue to share their experiences/thoughts.

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Tysa Tenebro
May 10 2010
Guest
709 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, LEED Fellow, HOK May 10 2010 LEEDuser Member 9911 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 CxACommissioning authority: 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 back-check the corrections. I have heard of very large projects with long design schedules incorporating 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. 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 Guest 2466 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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