JP Jacobs International undertakes Testing and Commissioning document writing service of all Constructions including Construction of Building, Roads, Bridges, Utility & Industrial Engineering constructions.
Document All Levels Of Project Development And Acceptance
Requiring documentation of results and findings provides a record of the benefits received from commissioning and should also be used in the future to troubleshoot problems and optimize operating strategies. Decision making is an iterative process taking place over the course of a project through analysis of options, selection of alternatives, refinement of application, and integration of the design components. As each decision is made, commissioning documentation provides the basis for evaluation and acceptance to proceed to the next development level.
Compile Key Commissioning Documentation
Commissioning documentation is generated throughout the project delivery process. Key documentation includes the OPR, Basis of Design (BOD), Cx Plan, and the Final Commissioning Report. Commissioning documentation that will be included in the Final Commissioning Report is normally shown in a table format with responsibilities of individual team members who will prepare, review, and accept the results and documentation. Here is a partial list and descriptions of key commissioning documentation:
Owner's Project Requirements (OPR)
The OPR is first and possibly the most important document an owner and Commissioning Provider (CxP) have to ensure the commissioning process meets the owner's goals. The OPR defines the expectations, goals, benchmarks and success criteria for the project. The OPR must be developed by the owner; the CxA may be tasked with assisting the Owner's team in development of this document.. The CxP typically assists the owner in identifying the facility's requirements regarding such issues as energy efficiency, indoor environment, staffing training and operation and maintenance. An effective OPR incorporates input during the pre-design phase in the project from the owner, design team, operation and maintenance staff and end users of the building and is updated throughout the project.
Basis of Design (BOD)
The BOD is a narrative and analytical documentation prepared by the design architect/engineer along with design submissions to explain how the OPR is met by the proposed design. It describes the technical approach used for systems selections, integration, and sequence of operations, focusing on design features critical to overall building performance. An OPR is developed for an owner/user audience while the BOD is typically developed by the design team in more technical terms. The CxP will review the BOD for compliance with the OPR and provide comments to the design team.
The initial commissioning plan should be assembled at the predesign phase and include both the design and construction activities. The Cx Plan outlines the scope of the commissioning activities along with responsibilities, schedules and procedures. It is updated throughout the project.
The specification sections are developed by the design team with assistance of the CxP to convey the commissioning process and contractor responsibilities to the construction team. Each commissioned system should have a commissioning specification section.
Design Review Comments
CxP provides comments on the design to verify that the OPR and BOD are met relative to facilitating the commissioning process. In particular, the reviews confirm that there are adequate access points, test ports, and control features. Reviews also verify that energy efficiency, operation, control sequences, maintenance, training and O&M documentation requirements are consistent with the OPR and BOD. A commissioning review of the design is not the same as a technical Peer Review. The commissioning review is intended to review aspects of the design that no one else typically reviews.
Owners sometimes require their facilities to achieve building performance rating certifications. When such performance certifications are required as part of a design or construction contract, they become critical to an owner's project expectations and may be included as commissionable elements.
Submittal Review Comments
Concurrent with the design team and owner review, designated commissioning team members review products and systems submittals for compliance with the OPR. Special attention should be given to vagueness, substitutions and proposed deviations from the contract documents and BOD documentation. Submittal review comments on commissioned systems will often generate issues for coordination between integrated systems, equipment, and technologies. Approval of submittals typically remains with the design team. The Cx review should also be utilized to prepare functional testing documents.
Commissioning Inspection Reports should be prepared regularly to document progress of the work on commissioned building systems. These reports will normally produce functional issues, integration issues or operational issues that are then captured in Issues Logs for discussion and clarification of performance expectations, integration issues, or operational issues. The construction delivery team (and owner's representative/Construction Manager, if applicable) will also prepare inspection reports pertaining to all building systems and components.
Test Data Reports
Test data reports contain results of the testing and inspection and include inspection/observation reports, functional and performance test (FPT) reports, performance testing and other test results specified for the commissioned systems.
Issue and Resolution Logs and Reports
Issues and resolution logs and reports are a formal and ongoing record of problems or concerns—and their resolution—that have been raised by members of the commissioning team during the course of the commissioning process. Issues logs should be included in commissioning reports because, along with meeting minutes, design review comments and inspection reports, they explain the thought sequence and rationale for key decisions in the commissioning process. The issues log should be formatted to facilitate the documenting, tracking and resolution of commissioning related issues. Issues logs typically contain at a minimum a detailed description of the issue, date identified, party responsible for corrections, issuing agent and completion status. All findings are documented and distributed as they occur. It is the responsibility of the owner to review and approve all issue resolution decisions.
The systems manual provides the information needed to understand and properly operate the building systems and assemblies. It should be understandable to people unfamiliar with the project. The systems manual is ideally delivered to the owner in electronic indexed (bookmarked) and hyper-linked format that can be updated throughout the life of the building. ASHRAE Standard 202 and Guideline-0 recommend that O&M manuals, submittals, as-built drawings, specifications, certifications, training documents and commissioning documentation be organized in a systems manual for ease of access and use by building management staff. The systems manual should be assembled with all documents available before training begins and utilized during the training process.
During the design phase, training requirements for operations and maintenance personnel and occupants must be identified relative to commissioned systems, integrated building features, and equipment. It is critical that the operations and maintenance personnel have the knowledge and skills required to operate a facility in accordance with the owner's functional plan and the designed intent. The training plan and training materials should be retained and updated for ongoing training activities.
Due to climate conditions, not all systems can be tested at or near full load during the construction phase. For example, testing a boiler system might be difficult in the summer and testing a chiller and cooling tower might be difficult in the winter. The performance and testing of solar photovoltaic systems is also dependent on seasonal conditions. Commissioning plans should therefore provide for multi-season testing to allow testing, balancing, and optimization of integrated systems under the best conditions.
Final Commissioning Report
The commissioning requirements, process, documentation, and findings are incorporated in a final commissioning report that accompanies the construction contractor's turn-over documentation. ASHRAE Standard 202-2013 Commissioning Buildings and Systems and Guideline-0-2013 The Commissioning Process recommends that the commissioning report be included with O&M manuals in a systems manual. Commissioning report contents should be clearly defined in commissioning plans and include a narrative of the commissioning process, the design intent document, design review comments—and resolution, meeting minutes from all commissioning-related meetings, corrective action reports, blank verification test reports for future use, completed training forms, completed system readiness checklists, and tests and inspection reports for commissioned systems, equipment, assemblies, and building features.