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Design Phase
- Assist Owner and Design Team in development of Owner
Project Requirements (OPR), including system maintenance
and performance criteria.
- Assemble the documentation of the OPR, Design Narratives,
and Design Basis
- Review design documents for constructability and maintainability
issues at the following design stages:
- Schematic Design, Design Development, 50% Contract Documents,
and 95% Contract Documents
- Develop a draft Commissioning Plan for the Construction
Phase.
- Develop Commissioning specifications for the Construction
Phase.
Construction Phase
- Write detailed Functional Performance Test (FPT) procedures
and issue to contractor.
- Review shop drawings and equipment submittals in parallel
with Design Engineer.
- Attend job site meetings to monitor progress and communicate
issues.
- Perform installation verification and note all deficiencies.
- Review and verify accuracy of Pre-Functional Checklists
completed by contractor for each piece of equipment and
verify readiness for functional testing.
- Witness piping system flushing procedures and pressure
tests.
- Witness and verify that all equipment start-ups are
performed by factory-authorized technicians as specified.
- Review Testing, Adjusting, and Balancing (TAB) reports
and spot check at least 10% of readings for accuracy.
- Witness initial temperature control systems checkout
and verify calibration of devices.
Acceptance Phase
- Supervise, direct, and document the Functional Performance
Tests of all specified systems in accordance with the
current weather season.
- Submit to the contractor a form for each occurrence
of equipment or system non-compliance.
- Supervise, direct, and document all re-tests until all
systems are operating as specified.
- Return to supervise, direct, and document FPT’s
for the other weather season.
- Verify that all commissioned systems are complete and
recommend acceptance to the owner.
- Review Operation and Maintenance (O&M) manuals submitted
by contractor.
- Supervise and direct the O&M training of owner’s
staff to include the following:
- Training in how to read and use the design drawings,
specs, and O&M manuals.
- Teaching, at the appropriate level, a thorough understanding
of how the systems work and interact, and how to recognize
abnormal operating parameters for temperatures, pressures,
etc.
- Specific equipment component training by contractor
or manufacturer’s representatives.
- Multiple training sessions of the computer-based building
automaton system to learn how to navigate through the
menus, change schedules, change setpoints, and how to
use the system most effectively as a tool to keep the
occupants comfortable and satisfied.
- Videotape all sessions to facilitate training of future
staff members.
- Prepare and submit the final commissioning report.
Warranty Phase
- Return to site after operators have gotten acquainted
with the systems and have generated additional questions
about system operations that were not understood at training
time.
- Assist operators in making adjustments to system parameters,
schedules, etc., and/or assist in obtaining re-programming
services by controls contractor if owner desires modifications
to his original design intent.
- Assist maintenance personnel in documentation of occupant
complaints to systematically determine if real equipment
or system problems are the cause.
- Review equipment malfunctions or system operational
problems to determine if corrective work under warranty
coverage should be requested, and by which subcontractor
or supplier.
- Eleventh month walk-through to look for any system
problems before warranty expires.
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