systems. Assume for example that an owner wants office space to be at 70F
with 28% relative humidity. The commissioning agent will examine the design
of the HVAC and lighting control systems, but also window treatments, insu-
lation, glazing, and so on.
The design phase will produce construction specifications which can
address issues related to commissioning. In CSI’s MasterFormat 2004 commis-
sioning is addressed in several places. Division 1—General Requirements cover
both life-cycle activities and the commissioning agent. In the life-cycle sections
the requirements for system performance are specified and the responsibilities
of not only the commissioning agent but also the contractors are itemized. These
references focus on the facility substructure (foundation and basement), the shell
(superstructure, exterior enclosure, and roofing), and interiors (interior con-
struction, stairways, and interior finishes). In addition, Division 1 addresses
requirements for facility operation and maintenance. Division 25—Integrated
Automation, Division 27—Communications, and Division 28—Electronic
Safety and Security, all address commissioning of respective systems.
During the construction process the commissioning agent monitors changes
and how they affect the owner’s requirements, essentially providing quality
assurance and control. These changes may involve material or equipment sub-
stitutions by the contractors, shop drawings, change orders, contractors’
request for information, directives, supplemental instructions, and so on. The
agent is involved with equipment start-up and operational testing and system
transition into the hands of the facility manager and plant operator. More
importantly, the commissioning agent checks against the owner’s requirements
identified in the conceptual phase.
The primary purpose of total commissioning is to ensure that the completed
facility operates as originally intended. The information gathered during the
commissioning process assists the facility manager in operating and maintain-
ing the facility’s systems. Information the commissioning agent creates is criti-
cal when establishing an operations and management program for the facility.
The agent can provide information on routine maintenance, test reports, load
testing, start-up data, equipment life-cycle, operating adjustments, training
requirements, spare parts, and so on.
MINIMUMENERGYPERFORMANCE(REQUIRED)ANDOPTIMUM
ENERGYPERFORMANCE(1TO19 POINTS)
These two areas are related. One deals with establishing a minimum level of
energy performance for the buildings and systems, while the other addresses
196 Smart Building Systems for Architects, Owners, and Builders