Commissioning Support Procedures
Document Type: Procedure
Version: 1.0
Last Updated: February 2026
Distribute To: Project Managers, Superintendents, MEP Coordinators
Purpose
Establish procedures for supporting the commissioning process to ensure building systems perform as designed.
What is Commissioning?
Commissioning (Cx) is a systematic process to verify that building systems perform according to:
- Design intent
- Contract documents
- Owner requirements
- Applicable codes
Systems Typically Commissioned:
- HVAC
- Electrical
- Plumbing
- Fire protection
- Building automation
- Lighting controls
- Elevators
- Life safety
Commissioning Phases
Phase 1: Pre-Design (Owner)
- Develop OPR (Owner's Project Requirements)
- Select Cx agent
- Define Cx scope
Phase 2: Design
- Review design for OPR compliance
- Develop Cx specifications
- Create Cx plan
Phase 3: Construction
- Verify submittals
- Verify installation
- Functional testing
- Issue resolution
Phase 4: Occupancy
- Seasonal testing
- Training
- Performance monitoring
- Warranty support
Contractor Responsibilities
General Responsibilities:
| Task | Responsibility |
|---|---|
| Coordination | Coordinate subs with Cx agent |
| Scheduling | Include Cx in schedule |
| Documentation | Provide required submittals |
| Corrections | Correct deficiencies |
| Support | Support testing activities |
Submittal Requirements:
- Equipment submittals
- Control sequences
- O&M manuals
- As-built drawings
- Test reports
- Certificates
Pre-Functional Checklists:
- Verify installation complete
- Startup procedures followed
- Equipment operational
- Ready for testing
Coordination with Cx Agent
Who is the Cx Agent?
- Third-party commissioning authority
- Reports to owner
- Independent of design and construction
GC Coordination:
Schedule Coordination:
- Include Cx activities in schedule
- Allow adequate time
- Coordinate with substantial completion
Access Coordination:
- Provide access for inspections
- Arrange for trade support
- Coordinate testing times
Documentation:
- Provide requested documents
- Track Cx issues
- Document corrections
Functional Testing
What is Functional Testing?
Verification that systems operate per design under various conditions
Testing Requirements:
HVAC Testing:
- Airflow measurements
- Temperature control
- Sequences of operation
- Setpoints and schedules
- Economizer operation
- Alarms
Electrical Testing:
- Load testing
- Transfer switch testing
- Emergency power
- Lighting controls
Plumbing Testing:
- Flow rates
- Temperature control
- Backflow prevention
BAS Testing:
- Point verification
- Sequence verification
- Alarms and trends
- Integration
Supporting Testing:
Contractor Provides:
- Trade personnel for testing
- Equipment access
- Test instruments (per spec)
- Cooperation and time
Issue Resolution
Cx Issues:
When Cx agent identifies deficiency:
- Issue logged
- Contractor notified
- Correction made
- Verification performed
- Issue closed
Issue Tracking:
| ID | System | Description | Priority | Assigned | Status |
|---|---|---|---|---|---|
Issue Resolution Responsibilities:
| Issue Type | Responsibility |
|---|---|
| Installation deficiency | Correct and re-test |
| Equipment deficiency | Coordinate with supplier |
| Design deficiency | RFI to design team |
| Sequence issue | Coordinate with controls |
Training
Contractor Responsibilities:
Coordinate Training:
- Schedule with owner
- Ensure trainers available
- Provide training materials
Training Requirements:
| System | Trainer | Duration |
|---|---|---|
| HVAC | Installing contractor | Per spec |
| BAS | Controls contractor | Per spec |
| Fire alarm | Installing contractor | Per spec |
| Elevators | Installing contractor | Per spec |
Documentation:
- Attendance records
- Training materials
- Video (if required)
Commissioning Schedule
Typical Sequence:
Construction
↓
Pre-Functional Checklists (systems complete)
↓
Startup (equipment operational)
↓
Functional Testing (systems verified)
↓
Deficiency Correction
↓
Re-Testing
↓
Training
↓
Substantial Completion
↓
Seasonal Testing (post-occupancy)
Schedule Considerations:
- Allow adequate time
- Sequence testing logically
- Weather considerations (HVAC)
- Owner occupancy needs
Documentation Requirements
Provide to Cx Agent:
| Document | Timing |
|---|---|
| Equipment submittals | After approval |
| Sequences of operation | After approval |
| Startup reports | At startup |
| Test & balance report | At completion |
| As-built drawings | At completion |
| O&M manuals | At completion |
| Warranties | At completion |
Enhanced Commissioning
LEED Commissioning:
- Fundamental Cx (prerequisite)
- Enhanced Cx (additional credit)
- Monitoring-based Cx
- Envelope Cx
Enhanced Cx Adds:
- Design review
- Contractor submittal review
- Seasonal testing (10 months)
- O&M manual review
- Monitoring plan
Related Documents
- Closeout Procedures
- O&M Manual Requirements
- Submittal Process
- Punch List Management
Template provided by support.construction. Commissioning ensures systems work as intended.