Commissioning buildings, systems using ASHRAE Standard 202

Learning objectives

Gain a basic understanding of the commissioning process.

Learn about ASHRAE Standard 202.
Examine some real-world examples of why commissioning is needed.

We hear a lot about commissioning (Cx) and retro-commissioning (RCx) these days, but what do we really
know about it, and what standards do we use to ensure that it is done correctly? ASHRAE’s answer to that
question is the 2013 edition of ASHRAE Standard 202: Commissioning Process for Buildings and Systems.
Its purpose is to ensure the proper procedures, protocols, and documentation are used in the completion
of all building and systems commissioning. It identifies the minimum acceptable commissioning process
that must be used.
that must be used.

The standard was developed by taking best practices from ASHRAE Guideline 0-2005, The
Commissioning Process, which was first published in 1989 and then revised in 1996. The current Guideline
0-2005 was compiled by ASHRAE and the National Institute of Building Sciences to provide the guidelines
for a universal commissioning process.

Standard 202 is designed to benefit the building industry by ensuring that all participants follow the
owner’s process for verifying and documenting that the performance of buildings and systems meets
defined criteria. The standard was officially approved by ASHRAE at its June 2013 meeting.

This article will discuss the basics of Standard 202-2013, but more importantly provide several examples
from recent RCx projects that show that commissioning really is needed.

In summary, the standard describes the commissioning process, the role of the commissioning authority
(CxA), and a framework for developing the owner’s project requirements (OPR), basis of design (BOD),
commissioning plan, specifications, procedures, documentation, and reports. This standard also describes
the general requirements for a training program for continued successful system and equipment
performance. It addresses the need for a document with more detail and content than was previously
available.

Whereas Guideline 0-2005 provided suggestions and guides through the Cx process, Standard 202 details
the mandatory requirements of Cx that can be used and adopted by code officials. The new standard
restates the same information contained in Guideline 0-2005 and also provides the minimum requirements
for the owner and the Cx team. It details the mandatory role for the owner in defining requirements and
developing the OPR. The main points are:

1. Purpose: The purpose is to identify the minimum acceptable commissioning process for buildings and
systems.

2. Scope: This standard provides procedures, methods, and documentation requirements for each activity
for project delivery from predesign through occupancy and operation, including:

Overview of commissioning process activities

Description of each process step’s minimum activities
Minimum documentation requirements
Acceptance requirements.

3. Utilization:

Activity Deliverable
Initiate Cx process Roles and responsibilities
Decide project requirements Owner's project requirements
Develop Cx plan Cx process plan
Design approach to requirementsBasis of design
Set contractor Cx requirements Cx specifications
Review design to requirements Design review report
Review submittals Submittal review report
Observe and test Construction checklists and reports
Observe and test
Resolve issues
Assemble systems manual
Conduct training
Post-occupancy operation
Assemble Cx report
Construction checklists and reports
Issues and resolution log
Systems manual
Training plans and records
End-of-warranty Cx report
Cx report

4. Initiation of the commissioning process: The standard delineates the owner’s responsibilities including
CxA selection and development of the OPR, and also lists the overall Cx requirements.

5. OPR: The standard states that the OPR should be developed by the owner and the CxA during the pre-
design phase, and list all of the systems to be commissioned. At a minimum, the OPR should contain the
following:

Facility use and operating schedule

Energy and efficiency goals
Indoor space requirements such as temperature, ventilation, etc.
List of all systems/equipment to be commissioned
Project schedule
Testing and sampling procedures
Training requirements
Submittal requirements
Cx report format.

OPR should be included in contract documents for informational purposes, and be updated regularly
throughout the Cx process to reflect any changes necessitated by the owner.

6. Commissioning plan: This provides the organizational plan and requisite documentation including:

Overview of Cx process specific to the current project

Roles of the Cx team
Cx activities and schedules
List and formats of all Cx evaluations and testing form
List of systems to be commissioned and specific evaluation procedures for each.

7. BOD: The BOD lists the design team’s approach to meeting the OPR, and provides the owner with a
better understanding of the design issues. The BOD is submitted by the design team to both the owner
and the CxA and should contain:

Design assumptions and attention to the OPR

Consideration of design alternatives opportunities for improved performance
Proper location of equipment
Coordination of applicable technical and code requirements.

8. Contractor and supplier requirements: The applicable Cx process specifications and requirements shall be
included in all contracts with contractors, subcontractors, suppliers, service providers, and manufacturers for the
systems and equipment being commissioned. Contractors, suppliers, etc., shall provide the required documentation
as defined in the contract documents. Examples of these documents include submittals, shop drawings, installation
manuals, operations and maintenance (O&M) manuals, and existing conditions documentation.

9. Design review: The CxA shall perform a review of the design documents to ensure that they comply with
the OPR before construction documents are issued. A copy of this review shall be included in the final
the OPR before construction documents are issued. A copy of this review shall be included in the final
commissioning report. The CxA shall provide a design review report with comments, questions, and
observations to the owner and design teams for compliance with the OPR. This design review is not design
peer or code review.

10. Commissioning submittal review: The Cx team shall perform a review of the requisite submittal
documents for all systems being commissioned, to ensure that they comply with the OPR. The CxA shall
submit a written report to the owner and design authority. A copy of this review shall be included in the final
commissioning report.

11. Construction observation and testing: The proper installation, operation, and systems interaction shall
be tested and verified for all equipment listed in the Cx plan. This step in the process shall consist of:

Systems evaluation including detailed equipment information such as model, serial numbers, and nameplate data,
and condition of equipment upon delivery.
Establishment of specific test procedures and sampling quantities for systems containing large numbers of
components.
Execution of test procedures repeated as often as needed until systems are in compliance with requirements. The
CxA witnesses and documents these tests.
Any equipment or system that fails to meet requirements in a timely manner is assigned an issue number and
recorded in the issue and resolution log.

12. Issues and resolution documentation: The Cx team shall develop a formal issues and resolution log,
and document any open or continuing item from the Cx progress reports. The log will list all continuing
items along with the person/organization responsible for their resolution. The log will be maintained
throughout the project until all issues are resolved, or accepted by the owner.

13. Systems manual: This shall provide the information needed to understand, operate, and maintain the
building’s systems. It is provided to the owner for training purposes, and should contain the following:

Executive summary
Facility design and construction: copies of OPR and BOD
Building systems: equipment specifications, contractor submittals, manufacturers’ O&M data
Facility operations: equipment operating schedules, control sequences and setpoints, operating plan
Training: training plan and materials, training records
Final commissioning report: Cx plan, testing and evaluation reports, design review report, and issues and
resolution log.

14. Training plan: O&M personnel and occupants shall be trained in the operation and maintenance of the
commissioned systems. The training plan should contain:

Outline of instructional topics addressing the design, operation, and maintenance of specific systems and
equipment.
The location and minimum duration of training sessions, along with the instructors’ qualifications, and training
records.
A copy of the plan shall be included in the systems manual.

15. Post-occupancy operation: The post-occupancy activities begin at substantial completion and include
any delayed or seasonal testing not yet completed. Also, any warranty issues should be dealt with at this
time. The owner or general contractor is responsible for contractor call-backs. At the conclusion of the
time. The owner or general contractor is responsible for contractor call-backs. At the conclusion of the
post-occupancy operations, the systems manual, testing documentation, and final Cx report shall be
submitted to the owner.

16. Commissioning report: The final Cx report shall summarize the Cx process and building operations,
and be submitted to the owner. It shall contain the Cx plan and results of that plan. An executive summary
will identify all systems commissioned and the location of the final OPR and BOD documents and project
record drawings. It should also contain the following:

The final Cx process plans

Copies of design and submittals review reports
A completed copy of the CxA evaluations and start-up and test forms
Copies of all of the Cx progress reports
A copy of the issues and resolutions log and descriptions of measures taken for resolving all issues
A list and explanation of any systems that do not perform in accordance with the OPR
A resolution plan approved by the owner for any incomplete issues or testing and the party responsible for their
resolution.

Cx in the real world

As important as the Cx process is, in reality it is often not completed thoroughly, if at all. The examples in
this article reveal projects in which one or more of the critical commissioning process steps were not
completed properly—or were omitted entirely. The consequences of these omissions became apparent in
the forms of high energy use, poor system operations, and occupant comfort complaints.

The four examples cited are indicative of what we find almost everywhere, and clearly indicate the need for
more complete and rigorous commissioning. The new ASHRAE Standard 202 provides an excellent and
straightforward manual from which to complete the commissioning process.

Terrence Malloy is project manager for the energy solutions group at exp US Services Inc. He focuses on
energy conservation, retro-commissioning, and renewable energy systems.

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