AESG DGCL KSU CX Specification

DGCL
King Salman University

Project Commissioning Specification
Project Name King Salman University
Report Title Project Commissioning Specification
Description Commissioning Specification
Ref. No. AESG – DGCL– PCS - 001
Issue 01
Revision 00
Date 15 December 2023
Prepared by Mark Derbyshire
Reviewed by Martin Williamson
Approved by Martin Williamson
AESG has prepared this report in accordance with the instructions of their Client for their
sole and specific use. Any other persons who use any information contained herein do so at
their own risk.
Ref. No:
AESG – DGCL– PCS - 001
2
Table of Contents
1 Introduction................................................................................................................................4
1.1 Purpose.........................................................................................................................................................4
1.2 Project Philosophy........................................................................................................................................4
2 Abbreviations and Acronyms.......................................................................................................5
2.1 Terms & Definitions......................................................................................................................................6
2.2 Reference Documentation............................................................................................................................8
3 Commissioning Team.................................................................................................................10
3.1 Employer / Employer’s Representative Appointment.................................................................................10
3.2 Contractor Appointment.............................................................................................................................10
3.3 MEP Sub-contractor Appointment..............................................................................................................10
3.4 Minimum Qualifications..............................................................................................................................10
4 General Requirements...............................................................................................................12
4.1 Commissionability Design Reviews.............................................................................................................12
4.2 T&C Method Statement Submission...........................................................................................................13
4.3 Commissioning Documentation Submission...............................................................................................13
5 Testing and Commissioning Process...........................................................................................14
5.1 Stage-1: Pre-Construction & Factory Tests (FAT)........................................................................................16
5.2 Stage-2: Static Testing Completion.............................................................................................................16
5.3 Stage-3: Pre-Commissioning.......................................................................................................................18
5.4 Stage-4: Dynamic Commissioning...............................................................................................................20
5.5 Stage-5: IST/Systems Performance Testing.................................................................................................22
5.6 : 6-12 months Defects Period – On and Off-Site.........................................................................................24
6 Documentation & Non-Conformance.........................................................................................25
6.1 Content of Test Certificates........................................................................................................................25
6.2 Content of CAS (Commissioning Assets Schedule)......................................................................................26
7 Building Management Control Philosophy.................................................................................26
8 Final Testing and Commissioning Report....................................................................................27
Ref. No:
3
1 Introduction
1.1 Purpose
The purpose of this document is to ensure that Commissioning requirements are met in
line with the Owners project requirements and the Commissioning Plan. Furthermore,
adherence to this specification will ensure the project commissioning is in line with
industry standards and accepted best practices.
Commissioning is a systematic process of ensuring that all building systems perform
interactively according to the design intent and the Owner’s operational needs. This is
achieved by ensuring commissioning begins in the design phase to document and review
the design intent, continuing through construction, acceptance, and the warranty period
with actual verification of performance.
The commissioning process shall encompass and coordinate the traditionally separate
functions of system documentation, equipment start-up, control system calibration,
testing and balancing, performance testing and training.
1.2 Project Philosophy

The King Salman University(KSU), located in the heart of the Northern Cultural District in
Diriyah Gate, is a pre-eminent, mix-gender institution for higher learning. The campus
seeks to uphold the legacy and history of Saudi Arabia while advancing the mission and
vision of the nation through education and knowledge. This synergetic relationship of
celebrating the historic Najdi architecture and Saudi Arabian heritage while incorporating
21st century learning practices and modern teaching pedagogies makes this campus
unlike any other in the world. As such, this design for King Salman University celebrates
and expresses both dichotomies, uniting them as one to forge a distinctive world-class
institution for higher learning, inspired by His Majesty King Salman’s passion for history,
civil service, and international engagement.
King Salman University is comprised of three schools:
● School of Historical and Cultural Studies
● School of Government and Public Policy
● School of Social Science.
Ref. No:
4
2 Abbreviations and Acronyms

The following is a list of acronyms and abbreviations have been compiled from the Project
Specifications, CIBSE guidelines and BSRIA guidelines.
ACS Access Control System LSP Lighting & Small Power
AHU Air Handling Unit LV Low Voltage
AHJ Authority Having Jurisdiction M&E Mechanical & Electrical
BMS Building Management MV Medium Voltage
System
BS British Standard N/A Not Applicable
BSWS Boosted Soft Water System N/S Not Specified
BS/EN British Standard European NCR Non-Conformance Report
Norm
CBS Central Battery System O&M Operation and Maintenance
CCTV Closed Circuit Television OPR Owners Project Requirements
CHW Chilled Water System PAV Public Address & Voice Alarm
Cx Commissioning PC Project Completion
DC Design Consultant PM Project Manager
Des Description of Operation QA Quality Assurance
Op
DWS Domestic Water System QC Quality Control
DX Direct Expansion RAMS Risk Assess. & Method
Statement
ELV Extra Low Voltage RCD Residual Current Device
FAC Factory Acceptance SAT Site Acceptance Test
Certificate
FAS Fire Alarm System SMS Security Management System
FAT Factory Acceptance Test SOO Sequence of Operations
FM Facilities Manager T&B Testing and Balancing
FPT Functional Performance Test T&C Testing and Commissioning
GWP Global Warming Potential TBC To be Confirmed
HSE Health and Safety Executive UPS Uninterruptable Power Supply
HWS Hot Water System VA Voice Alarm
IAS Intruder Alarm System VAV Variable Air Volume
ICA Independent Cx Authority VOC Volatile Organic Compound
Ref. No:
5
ICM Independent Cx WIR Works Inspection Request

Management
IST Integrated Systems Testing ZC Zone Control
ITP Inspection & Test Plan ZODP Zero Ozone Depletion
Potential
LCS Lighting Control System
2.1 Terms & Definitions

Accept: Accepted /acceptance by the Employer’s Representative in writing.
Agreed: Agreed with /agreement with/agreed by the Employer’s Representative in
writing.
Ancillaries: All specified fittings, accessories, inserts, test points, bracketing, terminal
equipment connected to and installed in the engineering services system
Calibration: The adjustment of control devices to meet the performance requirements of
manufacturer’s recommendations.
Checklists: Verification checklists that are developed for the specific procedures and
used during all stages of commissioning to record the achieved results.
Commissioning: The advancement of an installation from static completion to full
working order to specified requirements (Therefore validating and documenting the
performance of facility elements in meeting the owner’s objectives and criteria).
Competent person: A person, by reason of theoretical and practical training or actual
experience or both, is competent to perform the task or function or assume the
responsibility in question and is authorized to perform such a task or function.
Demonstration: Demonstration test, carried out by the Contractor and attended by the
Employer’s Representative, including tests of plant, equipment, entire systems, and the
entire building
Description of operations: Defines how proposed designs intend to start, stop, operate
and control.
Design criteria: The specified numerical quantity together with allowable tolerances.
Employer: The Employer or his/her authorized representative.
MEP Contractors Commissioning Coordinator: Site presence appointed by the MEP
contractor who operates as part of the commissioning team. Responsible for the co-
ordination and scheduling of the day-to-day site related contractor commissioning
activities and procedures.
Ref. No:
6
End User: Parties using the completed building, including occupants, facilities
management staff, maintenance Contractors.
O&M Manual: A series of documents detailing the design, mode of operation and
maintenance requirements of building services systems.
Performance testing: Evaluation of a system which has been commissioned and is
operating within permitted tolerances, proving that commissioned installations meet the
performance requirements and relevant standards commissioning codes, and guides.
Pre-commissioning: Work activities necessary to advance an installation from a stage
of static completion to a dynamic stage where is ready for commissioning including
systematic checks of its suitability for commissioning.
Start-up/Energization: The process of bringing a piece of equipment to a live status
via energization and carrying out the necessary tests prior to setting to stand alone
commissioning.
Static Completion: The state of an installation when, in accordance with the Building
Services Documents are clean and ready for setting to work.
Substantial Completion: Substantial completion is an agreed point in the project when
the work is complete and being used for its intended purpose. Substantial completion
occurs once the commissioning team has fully tested the equipment and it is ready to be
placed in service.
System: Assembly of interacting components working together to satisfy specific
operational requirements of the project.
Test Instruments: Instruments used for testing and commissioning.
Test Packs / Commissioning Inspection Request: The Commissioning Test Packages
(System, Subsystem or equipment orientated) are made up of the combined Test results
(Agreed details, checklists, drawings, Installation approval, Approved Material Submittal
etc. as per the approved RAMS) prior to commencing the witnessing of Commissioning of
the system.
Verification: The process by which specific documents, components, equipment,
assemblies, systems, and interfaces among systems are confirmed to comply with Project
Requirements.
Ref. No:
7
2.2 Reference Documentation

In addition to the requirements indicated on the drawings or other documents, all works
shall be in accordance with provisions of the latest version of the standards, codes and
guidelines listed in this section.
2.2.1 CIBSE (Chartered Institution of Building Services Engineers)
1. CIBSE Commissioning Code A - Air Distribution Systems

2. CIBSE Commissioning Code B - Boilers
3. CIBSE Commissioning Code C - Automatic Controls
4. CIBSE Commissioning Code L - Lighting
5. CIBSE Commissioning Code M - Commissioning Management
6. CIBSE Commissioning Code R - Refrigeration Systems
7. CIBSE Commissioning Code W - Water Distribution Systems
2.2.2 BSRIA (Building Services Research and Information Association)
1. BSRIA AG03-89.3 2001 - Commissioning Air Systems

2. BSRIA AG02-89.3 2002 - Commissioning of Water Systems
3. BSRIA TM01-88.1 2002 - Commissioning HVAC Systems
4. BG 1 91 Commissioning of vav systems in buildings
5. BG 29 2021 Pre-Commission Cleaning of Pipework Systems
6. AG 16-2002 variable-flow, water-systems, design, installation and commissioning-
guidance
7. AG 17-2002 fire-extinguishing-systems-a-guide-to-their-integration-with-other-
building-services
8. BG 2 2010 Commissioning Water Systems
9. BG 11 2010 Commissioning Job Book
10. BG 44 2013 Seasonal Commissioning
11. BG 49 2015 Commissioning Air Systems
12. BSRIA AG05-2002 - Commissioning Management
13. BSRIA AG09-2001 - Standard Specification for BMS
14. BSRIA AG16-2002 - Variable-Flow Water Systems
15. BSRIA AG17-2000 - Achieving Minimum Outdoor Air
16. BSRIA AG19-2000 Guide to Legionellosis - Operation & Maintenance
17. BSRIA BG01-2007 - Handover, O&M Manuals and Project Feedback
18. BSRIA BG05-2003 - Cooling Solutions for IT
19. BSRIA S10-1998 - Air Tightness Specifications
20. BSRIA S10-1998 - Air Tightness Specifications
21. BSRIA TN06-1986 - Inspection of Building Services Plant and Equipment
22. BSRIA TN06-1986 - Inspection of Building Services Plant and Equipment
Ref. No:
8
23. BSRIA TN09-1998 - Building Controls and Indoor Environmental Quality

24. BSRIA TN19-2001 - Air Tightness Testing
2.2.3 ASHRAE (American Society of Heating Refrigeration & Air Conditioning

Engineers)
1. ASHRAE Guideline 0-2019 The Commissioning Process

2. ASHRAE Standard 202-2018 Commissioning Process for Buildings and Systems
3. ASHRAE Standard 62-1-2016 Ventilation for Acceptable Indoor Air Quality
2.2.4 Others Related Standards
1. HVCA DW 143-2000-Ductwork Leakage Testing

2. DW 154 Spec for Plastics Duct Work-2000
3. DW 144 Sheet Metal Ductwork-1998, TR 06-1980, TR 17-2002
4. DW 172 Specification for Kitchen Ventilation System
5. HVCA TR17 Cleanliness in Ductwork Systems
6. DW TM 2 Internal Cleanliness of New Ductwork Installation
7. CSA Compendium 2015
8. LEED, USGBC
2.2.5 Electrical Standards
1. British Standard Specification (BS) and European Standards (EU)

2. British Standard of Code of Practice (BSCP)
3. BS7671- 18th Edition- IET Wiring Regulations
4. BS EN 12464-1:2002 Lighting of Indoor Workplaces
5. BS EN 12464-2:2002 Lighting of Outdoor Workplaces
6. BS 7671 17th Edition IEE Wiring Regulations
7. IEC 439 LV Switchgear & Control gear Assemblies
8. NFPA 70, Emergency Lighting Systems & Emergency Exit Lighting
9. NFPA 70B Recommended Practice for Electrical Equipment Maintenance
10. NFPA 70E Standard for Electrical Safety in the Workplace
11. NFPA 72 National Fire Alarm Code
12. NFPA 110 Standard for Emergency & Standby Power System
13. NFPA 2001 – Clean Agent Fire Extinguishing Systems
14. BS 5266/NFPA101S5.9 Emergency Lighting
15. BS EN 61439 Low Voltage Switchgear and Control Assemblies
2.2.6 Regional Standards
In addition to the requirements noted in the specifications, drawings and schedules, all
requirements shall follow the local and statutory bodies: -
Ref. No:
9
1. NFPA (National Fire Protection Association) – NFPA 3

2. General Directorate of Civil Defense (KSA)
3. Electricity & Cogeneration Regulatory Authority (ECRA)
4. Ministry of Municipal and Rural Affairs (Saudi Arabia)
5. Mostadam (Saudi Arabia Green Building Rating System)
6. Saudi National Water Company (NWC)
7. Saudi Green Building Code (SBC 1001)
8. Saudi Building Code- General (SBC 201)
9. Saudi Construction Code (SBC 301-306)
10. Saudi Electrical Code (SBC 401)
11. Saudi Mechanical Code (SBC 501)
12. Saudi Energy Code (SBC 601-602)
13. Saudi Sanitary Codes (SBC 701-702)
14. Saudi Fire Code (SBC 801)
15. Local Municipality/Authority Regulations
16. Project Specifications
3 Commissioning Team
3.1 Employer / Employer’s Representative Appointment

AESG have been appointed as Independent Commissioning Agent (ICA) for the King
Salman University project with overarching responsibility to protect the Employer’s
interest and ensure the building is operationally ready at the time of handover, with the
collective project team delivering the highest standard of installation, operation and
maintainability of engineering systems.
3.2 Contractor Appointment

The Contractor will appoint or nominate from within their organization a Commissioning
Manager who will lead the commissioning process on behalf of the construction team and
report directly to the Employer / Employer’s representative / ICA. Owing to the
complexity and sensitive nature of the project, the appointment is a full-time role. The
selected person is to fulfil the requirements of Section 3.4.1
3.3 MEP Sub-contractor Appointment

The MEP sub-contractor will appoint or nominate from within their organization a Lead
Commissioning Manager to manage the works on site. Owing to the complexity and
sensitive nature of the project, the appointment is a full-time role.
Ref. No:
10
The MEP sub-contractor must ensure dedicated Commissioning Engineers for each
discipline are allocated to the project, encompassing all MEP disciplines including
mechanical, electrical, ELV & Public Health. The Engineers cannot be members of the
construction/installation team, full-time dedicated commissioning resources must be
allocated. The selected person and team are to fulfil the requirements of Section 4.4.
3.4 Minimum Qualifications

The CVs of the Commissioning team are subject to review where approval will be
dependent on years’ experience, projects completed of similar type, scale and
complexity, and industry accreditations such as NEBB, BECx, ACG and CSA.
The below are the minimum qualification requirements of the commissioning team.
3.4.1 Commissioning Manager
3.4.1.1 Education
1. MEP / Building Services Engineering Degree
i. BSc Mechanical Engineering
ii. BSc Electrical Engineering
iii. BSc Building Services Engineering
2. MEP / Building Services Engineering College Diploma
i. HNC, HND or equivalent
3. MEP / Building Services Engineering College Certificate
i. ONC, OND or equivalent
ii. MEP Trade Time Served + City & Guilds Certificate
3.4.1.2 Experience
1. Minimum 10 years of job-related experience + Engineering Degree
2. Minimum 12 years of job-related experience + College Diploma
3. Minimum 15 years of job-related experience + College or Trade Certificate
3.4.1.3 Industry Accreditations
1. Chartered Engineer, desirable but not essential
2. Incorporated Engineer, desirable but not essential
3. CSA Grade 6 qualified, desirable but not essential
4. Certified Commissioning Authority with BCA, ACG or NEBB, desirable but not
essential
3.4.2 Commissioning Engineer
3.4.2.1 Education
1. MEP / Building Services Engineering Degree
i. BSc Mechanical Engineering
Ref. No:
11
ii. BSc Electrical Engineering

iii. BSc Building Services Engineering
2. MEP / Building Services Engineering College Diploma
i. HNC, HND or equivalent
3. MEP / Building Services Engineering College Certificate
i. ONC, OND or equivalent
ii. MEP Trade Time Served + City & Guilds Certificate
3.4.2.2 Experience
1. Minimum 5 years of job-related experience + Engineering Degree
2. Minimum 6 years of job-related experience + College Diploma
3. Minimum 7 years of job-related experience + College or Trade Certificate
3.4.2.3 Industry Accreditations
1. Incorporated Engineer, desirable but not essential
2. CSA Grade 4 qualified, desirable but not essential
3. Commissioning certification such as BCA, ACG or NEBB, desirable but not essential
4 General Requirements
To successfully hand over this project, the Contractor must demonstrate completion of a
successful commissioning process, proving that all equipment, systems and components
have been correctly installed, tested and commissioned and are operational in
accordance with the specified requirements and performance objectives.
The technical requirements for each MEP discipline will be explained in the respective
project specifications issued by the Engineer. Below outlines the requirements for the
commissioning process.
4.1 Commissionability Design Reviews

As a part of the initial Commissioning activities, the Commissioning Agent shall carry out
a commissionability review against the latest version of below documents:
1. Owners Project Requirements
2. Basis of Design
3. Project Specifications from Design/Engineering Consultant
4. IFC/Shop Drawings & System Schematics
5. Design credentials for Mechanical Systems (ESP for All Ventilation Systems, CHW
Flow rates, CFD Analysis)
6. Design credentials for Electrical Systems (Load Schedules, Voltage Drop
Calculations, Short circuit calculations, Discrimination studies, Harmonic study, Lux
level Calculation)
Ref. No:
12
7. Design credentials for ELV Systems (Cause & Effect matrix, Egress path design,
Emergency lighting calculation)
This review will consider how, and if, the systems can be correctly commissioned to
comply with the requirements of the specifications and other contract documents.
Any discrepancies or issues identified via this process should be raised by the
Commissioning specialist and submit a comprehensive report detailing their findings. The
Commissioning Review form, which will be issued on a system by system, or drawing by
drawing, basis for the engineer’s review.
A sample copy of the Commissioning Review Form shall be submitted separately to this
document for review by the engineer.
4.2 T&C Method Statement Submission

The MEP contractor shall provide the Engineer with full and detailed method statements
for off-site testing, pre commissioning, commissioning, testing, setting to work and
handover procedures to be applied to the whole of the works. Where specialists are
required to undertake the works, the Contractor shall obtain similar documents from
them and incorporate them into the works method statement.
The MEP Contractor shall submit the method statement for testing, commissioning and
handover within 1 month of commissioning activities commencing and shall regularly
update thereafter to incorporate the Engineer's comments and/ or on-going
developments.
Include within the method statement, to include but limited to the following: -
1. Logic diagram of the process flow
2. Permit to work systems and documentation
3. Copies of all check lists, record sheets, etc. proposed for use. Ensure all are clearly
specific to the project and complete with design information and schematic drawing
4. Outline programme, detailed programme(s) to be added as the document develops
5. Details of works by others on which the Contractor depends on being complete and
at what time to maintain programme progress
6. Proposed off site testing
7. Proposals for quality control of the work prior to offering to the Employer's Agent.
8. Proposed completion of work in zones
9. Handover, demonstration and training
10. Relevant activity attendees
11. Commissioning work risk assessment
4.3 Commissioning Documentation Submission

Within sixty days of appointment, or not less than two months prior to the start of
Testing and Commissioning, the Lead Commissioning Manager appointed by the MEP
Ref. No:
13
Sub-contractor is to submit to the ICA for review all required commissioning

documentation, including but not limited to: -
1. Commissioning Plan
2. Energization Plan
3. TAB Execution Plan
4. Wild Air Plan
5. Commissioning Activity Schedules (CAS)
6. Commissioning Programme
7. Commissionability Design Reviews
8. Commissioning Method Statement Index
9. Commissioning Organisation Chart
10. Civil Defence readiness reports
11. Integrated Systems Testing (IST) Plan
5 Testing and Commissioning Process

Following the conclusion of the design stage (Stage-0), the commissioning process will
follow a systematic approach across the following commissioning stages: -
1. Stage-1: Pre-Construction & Factory Test
2. Stage-2: Static Testing Completion
3. Stage-3: Pre-Commissioning
4. Stage-4: Dynamic Commissioning
5. Stage-5: IST/Systems Performance Testing
6. Systems Performance Testing-Monitoring Based Commissioning (MBCx)
7. Post-Handover & LEED 10-month review
This section details procedures for the pre-commissioning, start up and commissioning of
equipment and systems that should be further developed within the Commissioning Plan
submitted by the Lead Commissioning Manager.
The commissioning process will be determined through the documentation submitted by
the Contractor & MEP Sub-contractor commissioning teams. These comprehensive
programs and commissioning submittals should be issued for approval at least two
months prior to the start of Testing and Commissioning.
Figure 1 details the commissioning process outlined in BSRIA AG05-2002-Commissioning
Management that outlines the process of the above commissioning stages.
Ref. No:
14
Fig.1-Commissioning Management Process (BSRIA)
Ref. No:
15
5.1 Stage-1: Pre-Construction & Factory Tests (FAT)

Factory off-site testing and inspections shall be carried out prior to delivery to site of
plant and equipment. Specified equipment shall be tested for duty and performance prior
to dispatch to site. The supplier/sub-contractor is to carry out all tests required by
legislation under the direction of a competent person.
Method statements from the manufacturer shall clearly detail the testing methods being
proposed, test rig set up, design performance criteria to be met, testing equipment and
be supported by risk assessments.
The detailed testing procedures shall be agreed with the engineer prior to the tests being
carried out. The tests shall clearly demonstrate that the equipment can meet the
specified design performance and requirements.
Where the equipment is required to perform in different modes, then the design
performance for each mode of operation shall be tested and certificates provided for all
modes of operation. These shall include part load tests where equipment is designed to
operate through a range or modulate between minimum and maximum design
performances. All certifications are to be issued to the engineer for approval.
5.2 Stage-2: Static Testing Completion
5.2.1 Planning
The Planning of the start-up and commissioning exercises shall include listing of all the
equipment and schedules of all the activities.
The Testing and Commissioning for each and every system is to be carried out by the
MEP contractor as per the manufacturers manuals and requirements. For larger
equipment such as AHU, MDB, MCC’s, generators etc. suppliers of these equipment to be
present at the time of start up to ensure warranties are not compromised. Furthermore,
all procedures to be in line with the submitted Cx Plan and EPCR.
As a minimum all the start-up procedures for all equipment should be clearly defined and
identified by the MEP contractor. From necessary documents such as project
specifications, drawings and contract documentation the contractor shall form a list of all
the equipment/systems that will be tested. This will be collated using Commissioning
Activity Schedules (CAS) and be segregated into sub systems (LV, ELV, P&D, FLS etc.).
All pieces of equipment will have its own asset code in line with clients’ requirements
which is required to be submitted to the engineer for approval.
The sequence for starting up each piece of equipment is to be established and system in
a coordinated manner that supports the start-up of the other equipment and systems
that rely on it. This can further explain through the use of weekly commissioning
meetings, chaired by the Lead CxM for the project.
Ref. No:
16
The MEP contractor with the direction of the Commissioning Agency is to conduct start-up
meetings and establish sequences, schedule the work and gather data required to
schedule the start-up of the equipment and systems. The start-up schedule must fit into
the overall testing and commissioning dates established for the project.
Start-up meetings should focus specifically on the system being discussed. Multiple start-
up meetings may be necessary, depending on the number of systems involved in the
project.
5.2.2 Start-up Meeting Topics:
1. System in question and start up sequences.

2. Participants and their schedules.
3. Teams and resources.
4. Type of start-up – factory, Manufacturer's representative, or Sub-Contractor.
5. Drawing and Specification review.
6. Safety considerations during start-up.
7. Sequence of testing.
8. Post-testing considerations.
9. Schedule considerations.
10. Documentation requirements.
5.2.3 Commissioning Progress Reports
The Commissioning specialist will prepare and submit commissioning and testing
progress reports at regular intervals as agreed with engineer and the engineer’s
representative which shall include the following information:
1. Activities completed
2. Activities not completed and actions been taken
3. Forthcoming events and specific actions required
4. Progress against the commissioning and master project programme
5.2.4 Testing, Adjusting and Balancing (TAB)
The TAB specialist contractor is required to outline the TAB works and collaborate with
the controls contractor prior to starting the TAB works. Included in the approach, is an
explanation of the intended use of the building control system. The MEP contractor is
required to review the plan and approach for understanding and coordination issues and
may comment if necessary.
The controls contractor reviews the feasibility of using the building control system for
assistance in the TAB work. The TAB sub-contractor at a minimum should submit weekly
written reports of discrepancies, contract interpretation requests and lists of completed
Ref. No:
17
tests to the MEP contractor/Commissioning Manager. This facilitates quicker resolution of

problems and will result in a more complete TAB before functional testing begins.
5.2.5 Energization Plan
A framework including the cable pulling & panel installation works is to be created by the
MEP contractor and collaborate with the consumer equipment operative prior to starting
the energization process. The approach is in conjunction with an explanation of the
intended use of the consumer equipment operative systems, including but not limited to
HVAC & ELV systems. The MEP Contractors Commissioning Coordinator is required to
review the plan and approach for understanding and coordination issues and may
comment if necessary.
The MEP contractor reviews the expediency with Building Envelope for hindrance to
energization process. The MEP contractor at a minimum should submit weekly written
reports of discrepancies, contract interpretation requests and lists of completed tests to
the MEP Contractors Commissioning Coordinator /Commissioning Manager. This
facilitates quicker resolution of problems and will result in a more complete energization
process.
5.3 Stage-3: Pre-Commissioning
5.3.1 Pre-Start-up & Equipment/System Readiness
5.3.1.1 Electrical Systems
The MEP Contractor shall carry out the testing and commissioning all equipment and
integral systems, in stages if required, i.e., in conjunction with installation to ensure that
it is in proper working order and capable of performing all its functions in accordance with
the Specification.
All testing and commissioning shall be carried out according to the requirements of the
relevant BS, BSCP, IEE Regulations or other standards and regulations as may be stated
or implied in this Specification.
The T&C process shall be in accordance with provisions of the following standards and
codes mentioned below, in addition to the requirements indicated on the Design
Drawings or indicated in the Specification:
1. BSI Group, (BS) British Standards:
i. BS 7671 Requirements for Electrical Installations - IEE Wiring Regulations.
ii. BS 5266 Emergency lighting Code of practice for the emergency lighting of
premises-
 To be read in conjunction with BS EN 1838 and BS EN 50172.
Ref. No:
18
iii. BS 5839-1 + A2 Fire detection and fire alarm systems for buildings - Code
of practice for system design, installation, commissioning, and
maintenance.
iv. BS EN 81 Safety rules for the construction and installation of lifts.
2. International Electrical Testing Association, NETA Standards.
3. National Electrical Manufacturers Association, NEMA Standards.
4. National Fire Protection Association, NFPA Standards.
5. International Electro-technical Commission, IEC Standards:
6. Institution of Electrical Engineers (UK), IEE Standards:
5.3.1.2 HVAC Systems
The process of starting up equipment/systems is fundamentally risky and should be done

so with caution. The safety concerns should first and foremost be discussed with all
parties prior to any start-up of equipment. The MEP contractor is expected to reinforce all
safety policies surrounding this and be discussed in the start-up meeting. Basic levels of
policies should be (but not limited to)
1. LOTO procedure
2. Emergency response
3. Equipment guards and barriers
4. A qualified ESSW manager in place
5. Energised Electrical Work (EEW)
The MEP Contractor in line with the Commissioning Agent shall prepare and issue the
pre-commissioning check lists for each piece of equipment and systems as part of the
pre-start-up and equipment readiness procedure.
1. Verify that the equipment installation is complete and approved by the Engineer
with no comments which would affect the final commissioning of the system /
equipment in question.
2. Verify that the distribution system is complete.
3. Ensure co-ordination between the different trades to ensure that everyone will be
ready at the same time.
4. Maximise efficiency and maintain the start-up schedule
5. Review start-up schedule
6. Maintaining the safety measures and limiting the risk
7. Co-ordination between the contractor and the sub-contractors
The above-mentioned points shall also be discussed in a start-up meeting to address the
stages with all relevant stakeholders. The contractor is to physically and visually check all
equipment using the manufacturers prestart up checklists to ensure readiness has been
fully evaluated. The contractor shall inspect each complete system to verify the
equipment are functional and ready to support the start-up, typically the inspections and
verification should include: -
1. All pipe work and duct insulation are installed
Ref. No:
19
2. Pipe work has been pressure tested, flushed in accordance with standard
procedures and the system is filled
3. All air systems are cleaned as required and the required filters are in place (if still in
construction phase)
4. The electrical services are complete and ready for energizing
5. All safety controls are installed and ready for start up
6. All controls instruments, valves and actuators are installed
Any deficiencies that are found during the verification, the MEP contractor should prepare
an Outstanding Work List to clearly states all the issues with the system. These are to be
completed and inspected before any start up and approved by the engineer.
5.3.2 Equipment/System Start up
For the equipment start up the MEP contractor and their suppliers (where required) must
document and record all the readings and test results to show that the
equipment/system had started up in line with the recommendations. In turn this is to be
witnessed and confirmed by the Commissioning Agent.
This is important as it will maintain the equipment warranty with the manufacturer. A
copy of these documents to be issued to the engineer’s representative for record
purposes
1. All prestart up documents are in place and approved by the engineer’s
representative
2. Start-up of the equipment to be done in a logical and organized manor to ensure
there is no effect on the system as a whole
3. Verify all the equipment are operating correctly as per the design and relevant
specification
4. Ensure any issues that have been detected during the start-up have been fixed and
cleared
5. At all times safe operation of the start-up and qualified personnel to adhere to all
HSE requirements
5.4 Stage-4: Dynamic Commissioning
5.4.1 System/Equipment Functionality Testing
The objective of functional performance testing is to demonstrate that each system is

operating according to the Contract Documents. Functional testing facilitates bringing the
systems from a state of substantial completion to full dynamic operation. Additionally,
during the testing process, areas of deficient performance are identified and corrected,
improving the operation and functioning of the systems. Following on from the
completion of the equipment start-up, the MEP Contractor shall focus on the system
functionality.
Ref. No:
20
1. All test’s to be in line with the relevant standards and codes.

2. The MEP contractor is to ensure testing and commissioning method statements
supported by risk assessments detailing the procedures for carrying out all on site
tests are approved
3. Verify the systems operation/equipment is operating properly during the functional
test
4. Coordination between the Contractor, Sub-contractor and Specialist Controls Sub-
contractor / Suppliers
5. Apply artificial loads or provide test arrangements to simulate the full range of
operating conditions and duties of the systems.
6. Demonstrate and verify that the systems are operating as defined in the SOO
7. All steps to be witnessed and signed off by the commission specialist
5.4.2 Electrical SAT (Site Acceptance Tests)
1. The testing intent is to assure that all electrical equipment, both Contractor and
Employer supplied, is operational within industry and manufacturer's tolerances and
is installed in accordance with the Specification
2. Use the International Electrical Testing Association (NETA) guidelines for all testing
procedure and acceptance test values of results.
3. Test all cable, equipment, and systems to assure proper installation, setting,
connections and functioning in compliance with Section 5.3.1.1
4. Test all the measuring, protective equipment & trip devices for applicable
functionality by means of Primary or secondary injections as per feasibility
5. Test all Circuit breaking equipment for applicable functionality by means of Primary
or secondary injections as per feasibility
5.4.3 ELV/ Specialist Equipment
1. The testing intent is to assure that all ELV/ Specialist equipment, both Contractor
and
Employer supplied, is operational within industry and manufacturer's tolerances and
is installed in accordance with the Specification
2. Each phase of commissioning shall be documented and witnessed, which is not
limited to:
 Equipment & associated cabling static tests
 Individual components functionality/activation via point-to-point test
 Equipment stand-alone test with all-inclusive components
 Interface with Third party equipment prior to final IST
5.4.4 TAB Works
Ref. No:
21
TAB works shall be performed by an accredited and specialist agency that will be
employed by the MEP contractor. All pre-qualification details to be issued to the engineer
for approval prior to the commencement of works.
The TAB specialist will conduct and report on preliminary checks, pre-commissioning
checks, commissioning procedures, setting to work, regulation and measurement of air
flow. These activities shall be in accordance with CIBSE Commissioning Code A and as
defined in BSRIA Application Guides.
5.4.5 Environmental Systems Performance Testing
Environmental testing (with and without temporary heat loads), with BMS monitoring and
proving of thermal and air movement operations. In accordance with BSRIA BG 44,
seasonal tests are to be carried out in peak summer and winter conditions. The
Contractor is to make sure that environmental testing will be carried out in presence of
the engineer.
1. The contractor is to carry out environmental testing to prove the performance of
the systems
2. Environmental testing shall be undertaken in all rooms provided with temperature
&/or humidity control
3. With the direction of the engineer the contractor is to record temperature and
humidity in specific locations
4. The corresponding external conditions shall also be recorded at regular intervals
whilst the tests are in progress.
5. The final locations of the test instruments shall be agreed with the Engineer prior to
commencement of the environmental testing period.
5.5 Stage-5: IST/Systems Performance Testing

When the functional performance testing is complete for all systems, a full Integrated
System Test (IST) shall be carried out to ensure the resilience of the building systems.
This is a simulated test of all failure modes using a cause-and-effect matrix that shall
demonstrate as near as possible real life failure scenarios and monitor how the various
systems recover in accordance with the IST specification.
The primary purpose of the IST is to demonstrate and prove the resilience of Building
Services Systems, and their interaction between control, monitoring and reporting
systems. This is achieved by subjecting the building to a series of utility power supply
failures, systematic failure of backup systems, operational activation of fire detection,
alarm and life support systems and subsequent restoration to normal status.
A critical part of such testing is to demonstrate that Fire Alarm System Cause and Effect
Strategy is not affected by total or partial loss, interruption or restoration of primary
utility supplies and emergency alternate source via locally generated power.
Ref. No:
22
The Integrated System Test (IST) is the final building test that demonstrates all systems
are operating in automatic control and that all interfacing is complete and operational.
The test combines the interaction between the following systems but not limited to:
1. Fire - PAVA
2. Generators
3. UPS Systems
4. Security (Access Control)
5. Emergency lighting
6. Mechanical Systems
7. Fire Protection Systems
8. Lifts
9. BMS
In conjunction with the Project Team and the required sub-contractors, the Lead
Commissioning Agent will produce an Integrated System Test document and test packs
that will outline the purpose of the test, the personnel involved, the sequence of testing,
and the Cause & Effect for each individual test scenario.
In summary the document will identify:
1. Agreed list of tests
2. Responsibility matrix
3. Test pre-requisites
4. Tick / sign-off sheets
5. Test packs
5.5.1 Cause and Effect
A full cause and effect testing programme shall be developed in conjunction with the fire
alarm specialist and agreed with the engineer and the engineer’s representative. The MEP
Contractor shall identify on the shop drawings, the required zoning arrangement for the
fire alarm system and provide a Cause-and-Effect Matrix Schedule to determine the main
panel operation and signalling facilities.
The Contractor shall develop the simplified fire alarm cause and effect matrix as part of
the design development. The matrix shall also be used for demonstrating the systems
during the commissioning of the system.
The cause-and-effect strategy shall be based on the phased evacuation of the
development, with the system arrangements being multi-staged and zoned as required to
provide the required functionality.
The final cause and effect arrangements shall be agreed with the Engineer’s
representative and the local authority having jurisdiction prior to implementation
Ref. No:
23
1. In the event of detectors or input devices being actuated selected warning devices
and output interfaces will be operated
2. It being possible to configure the systems such that any input can be linked to any
output.
3. The System will be multi-staged and zoned to give phased evacuation of the
development.
4. Time for staff investigation of the cause of the alarm following initiation of the first
actuation device
5. The Voice Alarm system clearly and appropriately announces required instruction.
6. Designated air handling equipment is signalled to provide smoke control operation.
7. Civil defence is automatically notified.
8. Scheduled normally held open doors are released and closed. Scheduled
electromagnetically locked doors are opened.
9. Initiate emergency procedures on Lighting control systems, overriding of sound
systems and notification to security system.
10. Provide full battery back up to the Fire Alarm system capable of powering the
complete system for a period of at least 24 hours in the event of mains power
failure. Ensure the system shall still have sufficient capacity in the batteries to
operate the system during a full fire condition for a further period of 3 hours
11. Provide an automatic call facility from the fire alarm system to make an automatic
call out to the Civil Defence under fire alarm conditions.
5.6 6-12 months Defects Period – On and Off-Site

Any deferred testing outstanding shall be conducted during this period.
Deliverables/activities will include:
1. Commissioning Report
2. Deferred Testing
3. Seasonal Testing
4. Cx defect review post substantial completion
5. Final Commissioning Report
5.7 Monitoring Based Commissioning (MBCx)

The MBCx process involves the following steps and will be demonstrated to the ICA,
● Planning and scoping: In this step, the building owner or operator establishes the
goals and objectives of the MBCx process and identifies the building systems and
components to be monitored.
● Installation and commissioning of monitoring equipment: Monitoring equipment is
installed to collect data on the energy usage of building systems and components.
Ref. No:
24
● Data collection and analysis: Data is collected from the monitoring equipment and
analysed to identify opportunities for energy savings and to optimize system
performance.
● Implementation of energy-saving measures: Based on the analysis of the data,
energy-saving measures are implemented to improve the energy efficiency of building
systems and components.
● Continuous monitoring and optimization: The MBCx process is an ongoing process of

continuous monitoring and optimization, where the performance of building systems
and components is continuously monitored and optimized to ensure that they are
operating efficiently and effectively.
Ref. No:
25
6 Documentation & Non-Conformance
6.1 Content of Test Certificates

All the test reports shall be issued to the engineer for prior approval before the
commencement of T&C activities. Test certificates shall be issued in duplicate to the
Engineer within 5 working days of the test. All records to be maintained by the contractor
including third party test reports to form part of the O&M manuals. Content of the test
certificates is mentioned below but not limited to;
1. Project title
2. Contractor’s name
3. Specific location of the item in the Works, including plant identification, system etc.
4. Details of the plant / equipment, including manufacturers’ reference number
permanently marked in a conspicuous position on the item concerned
5. Date, time and duration of inspection / test
6. Details of the test / inspection
7. Instruments used, serial numbers, and calibration dates, where applicable
8. Number and type of deficiencies found, where applicable
9. Any corrective action taken, where applicable
10. Itemized readings for all tests, where applicable
11. Name and signature of those inspecting / witnessing test / testing
12. Other relevant particulars
The Commissioning Agent shall witness and document the results of all functional
performance tests using the specific procedural forms developed for that purpose. Prior
to testing, these forms are provided to the contractors for review. The Commissioning
Agent will include the filled-out forms in the O&M manuals.
The Commissioning Agent will record the results of the functional test on the procedure
or test form. All deficiencies or non-conformance issues shall be noted and reported to
the Engineer on a standard non-compliance form. Corrections of minor deficiencies
identified may be made during the tests at the discretion of the Commissioning Agent. In
such cases the deficiency and resolution will be documented on the procedure form.
Ref. No:
26
6.2 Content of CAS (Commissioning Assets Schedule)

 The Commissioning Assets Schedule will serve as a master document to monitor,
track & plan all commissioning activity.
 The weightage distribution, suggestively to be in accordance with man-hour
consumption per equipment i.e., a FAHU commissioning which takes around 2-3
weeks will be weighted higher than a FCU which might take a day for
commissioning.
 CAS document to be created by Cx management team and updated on a weekly
basis, as sampled below:
 Online tracking document to be created by Cx management team and updated on a weekly
basis, as sampled below:
Ref. No:
27
7 Building Management Control Philosophy

A Building Management System (BMS) shall be provided that incorporates the building
environmental control System (ECS), which shall be controlled by a system of intelligent
distributed controllers forming a network encompassing plant areas and the individual
terminal unit controllers in the floor areas. These distributed controllers shall be
networked to a central operator control station for ease of access and interrogation of the
system.
All items of packaged equipment shall be provided with provision for connection of a
remote general fault alarm, which shall be connected to a suitable Process Control
Station for alarm annunciation & logging purposes.
The controls specialist shall design, supply and commission the complete control
systems, including the motor control centres, DDC outstations and control devices. The
BMS system shall comply with ASHRAE Guideline 13-2014 Specifying Building
Automation Systems.
8 Final Testing and Commissioning Report

A Final Commissioning Report by the Commissioning Specialist will be provided with all
final documents for submission to the Engineer.
There may arise recommendations for improvement to system or operations, future
actions, commissioning process changes, etc. shall also be listed. Each non-compliance
issue shall be referenced to the specific functional test, inspection, trend log, etc. where
the deficiency is documented. The functional performance and efficiency section for each
piece of equipment shall include a brief description of the verification method used
(manual testing, Building Automation System BAS trend logs, data loggers, etc.) and
include observations and conclusions from the testing.
Appendices shall contain acquired sequence documentation, logs, meeting minutes,
progress reports, deficiency lists, site visit reports, findings, unresolved issues,
communications, etc. Pre-functional checklists and functional tests (along with blanks for
the operators) and monitoring data and analysis will be provided in a separate labelled
binder.
The commissioning plan, to also be a part of the final report. The Pre-Functional
Checklists, Functional Tests and all test related sheets will not be a part of this report but
will be compiled and stored in the Commissioning Record in the O&M manuals to be
ready upon request.
Ref. No:
28

AESG DGCL KSU CX Specification

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DGCL

King Salman University

Project Name King Salman University

Report Title Project Commissioning Specification

Description Commissioning Specification

Ref. No. AESG – DGCL– PCS - 001

Date 15 December 2023

Prepared by Mark Derbyshire

Reviewed by Martin Williamson

Approved by Martin Williamson

1.2 Project Philosophy

● School of Historical and Cultural Studies

● School of Government and Public Policy

● School of Social Science.

2 Abbreviations and Acronyms

ICM Independent Cx WIR Works Inspection Request

2.1 Terms & Definitions

2.2 Reference Documentation

2.2.1 CIBSE (Chartered Institution of Building Services Engineers)

1. CIBSE Commissioning Code A - Air Distribution Systems

2.2.2 BSRIA (Building Services Research and Information Association)

1. BSRIA AG03-89.3 2001 - Commissioning Air Systems

23. BSRIA TN09-1998 - Building Controls and Indoor Environmental Quality

2.2.3 ASHRAE (American Society of Heating Refrigeration & Air Conditioning

1. ASHRAE Guideline 0-2019 The Commissioning Process

2.2.4 Others Related Standards

1. HVCA DW 143-2000-Ductwork Leakage Testing

2.2.5 Electrical Standards

1. British Standard Specification (BS) and European Standards (EU)

2.2.6 Regional Standards

1. NFPA (National Fire Protection Association) – NFPA 3

3.1 Employer / Employer’s Representative Appointment

3.2 Contractor Appointment

3.3 MEP Sub-contractor Appointment

3.4 Minimum Qualifications

3.4.1 Commissioning Manager

3.4.2 Commissioning Engineer

ii. BSc Electrical Engineering

4.1 Commissionability Design Reviews

4.2 T&C Method Statement Submission

4.3 Commissioning Documentation Submission

Sub-contractor is to submit to the ICA for review all required commissioning

5 Testing and Commissioning Process

Fig.1-Commissioning Management Process (BSRIA)

5.1 Stage-1: Pre-Construction & Factory Tests (FAT)

5.2 Stage-2: Static Testing Completion

5.2.2 Start-up Meeting Topics:

1. System in question and start up sequences.

5.2.3 Commissioning Progress Reports

5.2.4 Testing, Adjusting and Balancing (TAB)

tests to the MEP contractor/Commissioning Manager. This facilitates quicker resolution of

5.2.5 Energization Plan

5.3 Stage-3: Pre-Commissioning

5.3.1 Pre-Start-up & Equipment/System Readiness

5.3.1.1 Electrical Systems

5.3.1.2 HVAC Systems

The process of starting up equipment/systems is fundamentally risky and should be done

5.3.2 Equipment/System Start up

5.4 Stage-4: Dynamic Commissioning

5.4.1 System/Equipment Functionality Testing

The objective of functional performance testing is to demonstrate that each system is

1. All test’s to be in line with the relevant standards and codes.