State College School District High School Project: Proposal For Commissioning Services

STATE COLLEGE SCHOOL DISTRICT
HIGH SCHOOL PROJECT
Proposal for Commissioning Services
January 9, 2015 Submitted to:

Mr. Ed Poprik
Director of Physical Plant
State College Area School District
131 West Nittany Ave.
State College, PA 16801
Submitted by:
Air Balancing Engineers, Inc.
1175 North Vine Street
P.O. Box 311
Berwick, PA 18603
Table of Contents
1. Firm Overview and Project Team

Cover Letter
Firm Description
Proposed Commissioning Authority (CxA)
Project Team
2. Building Commissioning Experience
3. Project Approach
4. References and Work Samples

Commissioning Plan
Functional Performance Test: Water Source Heat Pump
Functional Performance Test: Heat Pump Loop Control
Functional Performance Test: Variable Air Volume Air Handling Unit
5. Fee Proposal and Agreement
｜State College Area SD – High School Project Commissioning

Proposal ｜
Prepared for
January 9, 2015
Mr. Edward Poprik

1175 N ORTH V INE STREET Director of Physical Plant
State College Area School District
P.O. BOX 311
131 West Nittany Ave.
B ERWICK , PA 18603 State College, PA 16801
V OICE : 570.759.1625
RE: Commissioning Services: State College Area School District – High School Project
Dear Mr. Poprik:
Our team (Air Balancing Engineers / Borton-Lawson) brings to the table the insight
and understanding of a full staff of actively-practicing commissioning specialists,
testing, adjusting and balancing technicians, architects and professional
engineers with the wealth of experience gained in the successful completion of
hundreds of balancing and commissioning assignments. Our personnel are
specialists in mechanical system design and optimization, electrical systems,
HVAC control systems, operations and maintenance, project management, retro
commissioning and training.
Air Balancing Engineers is well versed in LEED Fundamental and Enhanced

Commissioning requirements. In addition, our team has performed retro-
commissioning projects for existing buildings.
As you review this qualification package, please consider the Air Balancing
Engineers advantage and value:
• People – Our commissioning team contains former facilities directors,
licensed master electricians, professional engineers, former HVAC controls
subcontractors and licensed TAB technicians. This cohesive team brings
extensive knowledge of building design, construction, operation and
maintenance to the commissioning process. Our people use their skills to
apply sound inspection and judgment to the commissioned systems for
the benefit of the client.
• Experience – Our team has extensive experience in the operation and
troubleshooting of HVAC systems, energy management control systems
and lighting control systems. Our people have the “boots on the ground”
experience required for a good commissioning agent. We understand the
commissioning is less the creation of fancy checklists and more the
targeted application of defined skillsets to a new project.
• Stewards – Air Balancing Engineers is committed to the furthering of
commissioning in the industry by working with peer groups, societies, etc.
to explain and educate clients about commissioning. We have LEED AP,
membership in the USGBC and commissioning certifications through the
BCA and NEBB.
Thank you for providing us the opportunity to present this proposal. If you have
any questions regarding our materials or if you would like additional information
please contact me.
Sincerely,
Bart Rado, President

Air Balancing Engineers, Inc.
Firm Description
Our Team
We feel that the combination of a testing, adjusting and air balancing firm and an architectural /
engineering firm make for the best team of commissioning agents:
o Air Balancing Engineers – Working in the field setting up systems allows us to understand how the
newest technologies are functioning.
o Borton-Lawson – Being architects / engineers allows us to ensure the latest advances in building
envelope and MEP system design are being correctly commissioned.
o Together – Our common sense approach and positive team attitude with the design and
construction teams during the commissioning process assures the Owner a quality installation with
the building fully functional for its occupants on Day One.
As will be seen later in this proposal, Air Balancing Engineers and Borton-Lawson have been working hand-
in-hand together for the last 6+ years to provide quality commissioning services to clients just like the State
College Area School District.
Air Balancing Engineers

Air Balancing Engineers (ABE) was established in 1970 and is celebrating its 45th year providing continuous
service to their clients. ABE has provided testing and balancing services to varied clients throughout their
history and have been performing whole building commissioning services for 18+ years.
ABE is an independent, certified NEBB (National Environmental Balancing Bureau) balancing and
commissioning firm. Our specialization lies in the independent testing and balancing of air and hydronic
systems and whole building system commissioning. Our technicians are thoroughly trained in accordance
with NEBB's Procedural Standards for Testing, Adjusting and Balancing of Environmental Systems and
Commissioning Specialists have a strong reputation for responsible performance, experience and
expertise to provide continuous administration of building systems commissioning.
ABE has encountered almost all types of primary and secondary HVAC systems and equipment
imaginable, as well as a large variety of building automation systems, electrical lighting systems,
automated controls, commercial refrigeration systems and renewable energy systems.
Borton-Lawson (Teaming Partner)

Borton-Lawson (BL), founded in 1988, is a team of over 150+ design professionals comprised of engineers
(mechanical, structural, electrical, civil), architects, commissioning specialists, environmental scientists,
surveyors, technical designers and administrative team members all working together to “make our
client’s vision a reality.” We strive to be “green,” as well as energy conscious, looking for the best and
most efficient ways to design and engineer each project. We are dedicated to helping our clients to
minimize energy consumption and reduce emissions in order to maintain a balance between economic
growth and environmental stewardship for the continued health and vitality of our planet.
Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

Proposed Commissioning Authority
The following individuals will act as the main commissioning agents for the Air Balancing Engineers /
Borton-Lawson Team for the State College Area School District High School Project.
Commissioning Authority: Bart Rado
Background:
• 20+ years hands-on experience with commissioning and validation of sophisticated environmental
control and building automation systems, much of it in K-12 and higher education schools.
• 45+ years Testing, Adjusting and Balancing experience in a wide range of projects such as K-12,
higher education, healthcare, pharmaceutical, general office, science buildings, clean rooms,
manufacturing, etc.
Qualifications and Certifications:
• Certified Building Systems Commissioning
• Certified Building Systems Commissioning – HVAC
• Certified Building Systems Commissioning – Plumbing
• Member of the Building Commissioning Association
• Member of ASHRAE
• NEBB Certified TAB Supervisor
• NEBB Sound and Vibration Certification
• Energy Management Institute of Pennsylvania – Energy Management Services Contractor
Relevant Commissioning and Testing, Adjusting and Balancing experience:
• Development of Commissioning Plans and Site Specific Testing Forms
• Implementation of the Site Specific Commissioning Process
• Primary commissioning authority for numerous LEED projects.
• Hands-on experience with the field work required to successfully implement the TAB and
commissioning processes.

Proposed Commissioning Authority
Borton-Lawson
Commissioning Authority: A.J. Speicher
Background:
• 16+ years hands-on experience with commissioning and validation of sophisticated environmental
control and building automation systems
• Commissioning Team Leader and Mechanical Discipline Manager to lead design and quality
processes
• Prior work experience at a major building automation controls contractor (Siemens).
Qualifications and Certifications:
• Professional Mechanical Engineer (Pennsylvania, Missouri, Massachusetts)
• Certified Energy Manager (Association of Energy Engineers)
• Building Commissioning Association Member and Chapter Vice-President
• Certified Commissioning Specialist (BCA)
• ASHRAE Anthracite Chapter (Past President)
• U.S. Department of Energy Qualified Steam Specialist
Relevant Commissioning and Building Automation System experience:
• Project Manager and lead engineer for the design, installation, testing and documentation of a
Building Automation System (BAS) for a new animal building at a leading pharmaceutical
manufacturer. The BAS design included the control/monitoring of the HVAC System and its
associated appurtenances including central station air handlers, exhaust fans, room differential
pressure controls, alarming and all devices on the BAS including all hardware, software, control
equipment, and instrumentation associated with the building’s cGMP (current good
manufacturing practices) and non-cGMP areas.
• Directed the creation and execution of the following types of commissioning/validation

documentation: Commissioning Plans (Cx Plan), Pre-Functional and Functional Testing, Functional
Requirement Specification (FRS), Detailed Design Specification (DDS), Site Acceptance Test (SAT),
Installation Qualification (IQ) and Operational Qualification (OQ). A.J. managed all aspects of the
commissioning and validation including document creation, approvals, execution in the field and
closeouts.
• Overall project engineering/management experience in a broad range of Direct Digital Control

(DDC) and HVAC design work for projects including steam, hot water, chilled water and
compressed air systems. Assisted with the BAS “point-to-point” checkouts.

Project Team
Air Balancing Engineers and Borton-Lawson have been teaming on many projects as a cohesive,
seamless team of engineering design professionals, commissioning specialists and TAB technicians all
working together to provide complete third party commissioning services for a diverse group of clients.
We are at home with projects ranging from education to healthcare to government to high-end
pharmaceutical. The proposed organizational structure workflow diagram for our team is as follows:
Mr. Ed Poprik
Director of Physical Plant
State College Area SD
Bart Rado A.J. Speicher

Project / Process Management Project / Process Management
Sr. CX / TAB Specialist Sr. CX Specialist
NEBB Certified Commissioning Provider BCA Certified Commissioning Provider
Commissioning Subject Matter Experts
Tim McManus Marc Caladie Matt Archey Joe Niznik

Sr. TAB / CX Sr. TAB / CX HVAC Plumbing / FP
Dan Zimmerman Stewart Caladie Pat Endler Frank Schraner

Sr. TAB / CX HVAC / Elec CX Building Envelope Electrical
In addition, State College SD will have full access to the experience, capabilities and
knowledge of the entire professional staff of both Air Balancing Engineers and Borton-
Lawson in order to make the project a success.

Proposal Prepared for｜
Project Team
Bart Rado, NEBB Certified in TAB Supervisor, S&V and Commissioning
Project Manager, Sr. Commissioning Specialist, Sr. TAB Technician
Air Balancing Engineers, Inc. I 45 Years TAB, Commissioning and Construction Experience
EDUCATION: Bachelor of Science, Baldwin Wallace College
EXPERIENCE: Bart Rado has more than 45 years of experience in testing/balancing of projects such as
K-12, hospital, pharmaceutical, general office, higher education, science buildings, clean rooms,
manufacturing and hospitals. He also has 18+ years of experience in commissioning and validation of
sophisticated environmental control and building automation systems. Bart is experienced in testing for
Class 1 Clean Rooms, special air filtration processes, air flow studies and particle counts. He is certified
through NEBB for building, HVAC and plumbing commissioning. He is also a NEBB certified TAB supervisor
and has NEBB Sound and Vibration certification.
A.J. Speicher, PE, CCP, CEM, LEED GA

Certified Commissioning Provider (BCA), LEED Green Associate, Professional Engineer
Borton-Lawson I 16 Years Commissioning Experience
EDUCATION: Bachelor of Science, Mechanical Engineering, The Pennsylvania State University
Master of Science, Mechanical Engineering, Villanova University
EXPERIENCE: A.J. Speicher is experienced in a broad range of mechanical design and direct digital
control (DDC) work including project engineering of steam, hot water, chilled water, and compressed
air systems. He has engineered various aspects of cGMP validated projects covering detailed design
specifications, site acceptance tests, mechanical commissioning, and installation and operational
qualifications. Mr. Speicher has authored detailed sequences of operation and valve/damper
schedules for Building Automation System (BAS) control systems. He also sits on the board of the National
Capital Chapter of the Building Commissioning Association.
Tim McManus, NEBB Certified TAB Technician

Sr. TAB Technician
EDUCATION: NEBB Certified Training and Sheet Metal Apprenticeship School
EXPERIENCE: Tim McManus has more than 32 years of experience in testing/balancing of projects in
commercial, industrial, pharmaceutical and private sectors. He also has experience in commissioning
and testing of building automation systems. Tim has completed the 30 hour OSHA training and various
Personnel Management Training seminars. He is NEBB certified for Air and Hydronic Balancing.
Marc Caladie, NEBB Certified TAB Technician

Sr. TAB Technician
30 Hour OSHA Construction Safety & Health Training
EXPERIENCE: Marc Caladie has more than 20 years of experience in testing/balancing of projects in
and testing of building automation systems. He is NEBB certified for Air and Hydronic Balancing.

Project Team
Stewart Caladie, CX
Mechanical / Electrical Commissioning Specialist, Credentialed Medical Gas Verifier for MGPHO
EDUCATION: Associate Degree, Electrical Engineering Technology, Penn State University
EXPERIENCE: Stewart Caladie will provide mechanical and electrical commissioning support. In
addition, Stew’s expertise ranges from whole building system commissioning, testing & verifying medical
& laboratory gas systems, network and computer administrator and computer consulting. He holds a
National Inspection Testing & Certification (Cert #0041851) and is only one of four certified Medical Gas
verifiers in Pennsylvania (CMGV #068)
Matthew S. Archey, EIT, LEED®AP BD+C

Mechanical Commissioning Specialist
Borton-Lawson I 6 Years Consulting Experience
EDUCATION: Bachelor of Science, Mechanical Engineering, Wilkes University
EXPERIENCE: Matthew S. Archey will provide mechanical commissioning support. He is a mechanical
designer with experience in the design of HVAC systems for commercial, residential and industrial
process applications. Mr. Archey's expertise also lies in the energy sector by performing energy studies
and audits on new and existing buildings. He also leads Borton-Lawson teams in sustainable design as
project administrator for LEED® certified projects. Mr. Archey has prior project experience in the
selection and design of energy recovery units and their applications as related to indoor air quality and
energy use reduction techniques.
Frank J. Schraner, Master Electrician (ME)

Electrical Commissioning Specialist
Borton-Lawson I 36 Years Facilities Operation Experience
EDUCATION: Electrical Engineering Technology, The Pennsylvania State University
EXPERIENCE: Frank J. Schraner, ME will provide electrical commissioning support. He is a Senior
Electrical Designer with over 34 years of experience in the facilities engineering and operations industry.
His expertise lies in large frame switchgear and institutional systems, building maintenance, project
management and facilities system integration. With a background in facility management and
construction, Mr. Schraner possesses the necessary blend of supervisory skills and practical hands-on
experience to take a project to successful completion. During 20 years as the Supervisor of Plant
Operations for a major hospital, he was involved with every aspect of day-to-day hospital operation, as
well as crisis management and catastrophic equipment failure. In addition, he is a Licensed Master
Electrician/Contractor in Pennsylvania.

Proposal ｜
Prepared for
Project Team
Dan Zimmerman, NEBB Certified TAB Technician
Sr. TAB Technician
EXPERIENCE: Dan Zimmerman has more than 20 years of experience in testing/balancing of projects in
and testing of building automation systems. Dan has completed the 30 hour OSHA training and various
Personnel Management Training seminars. He is NEBB certified for Air and Hydronic Balancing. Dan also
holds a NEBB certification for ASHRAE 110 Testing of Fumehoods.
Joseph Niznik
Plumbing / Fire Protection Commissioning Specialist
EDUCATION: Associate of Science – Mechanical Engineering Technology, Penn State University
EXPERIENCE: Mr. Joseph J. Niznik, Senior Mechanical Designer, has 21 years of experience in all
aspects of mechanical systems design. He is well-versed in the design/construction process, including
field investigation, design and layout, cost estimating, computer-aided drafting, specification writing,
shop drawing review and construction inspection. Through field experience, he documents existing
conditions and generates plans to include HVAC, Plumbing and Fire Protection piping system layouts
where existing plans do not exist or are not up-to-date. Design experience includes heating/cooling
load calculations, equipment selection, duct sizing and layout, flow calculations, pipe sizing and layout
and coordination of systems layout with those of other disciplines. Mr. Niznik’s experience includes
systems design for new construction, additions and renovations of large and small commercial,
industrial, institutional, residential and government projects.
Patrick J. Endler, AIA, LEED AP

Vice President, Business Unit Leader, Registered Architect
EDUCATION: Bachelor of Architecture, University of Notre Dame
EXPERIENCE: Patrick J. Endler, AIA, LEED AP, Buildings Business Unit Leader, is experienced in all phases
of consulting from initial concept and budget planning through design, construction and operations. He
has managed over $66 million of new and renovated school construction in Pennsylvania and has
participated on a team of architects for $70 million of school construction in New York and New Jersey.
Pat is also a former President of the Pennsylvania Chapter of AIA.

Commissioning Experience
The Air Balancing Engineer’s / Borton-Lawson Team commissioning experience spans a wide range of
project and client types including educational clients, both with commissioning and design. Working
with these types of clients provides our team with the insight to develop consistent commissioning test
plans that work within the overall design concept and equipment capabilities. Our on-staff facilities
management and operations experience allows us to “see the project” through the owner’s eyes. We
take the necessary steps during pre-functional and functional performance testing to check that the
various contractors are implementing the agreed upon design and owner’s vision.
Our commissioning standards place emphasis on the operations and maintenance of the facilities and
equipment to ensure the client is satisfied long after the construction is complete. We are especially
experienced with LEED certified projects and have the knowledge of the process to ensure all required
commissioning points are achieved.
The Commonwealth Medical College – New Medical Sciences Building

Project Schedule:
Occupied Spring 2011
Size of Project:
184,000 SF
LEED Rating:
Silver
Commissioning Scope:
LEED Fundamental
The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental and
enhanced commissioning services for the new, LEED Silver, $85 million, Medical Sciences Building for
The Commonwealth Medical College (TCMC). The new medical sciences facility, home of TCMC’s
academic and research programs, consists of two wings connected by a 2-story link containing a
lobby and café. The 4-story West Wing contains approximately 65,000 S.F. with a 20 table gross
anatomy lab, state of the art clinical skills and simulation suites and research labs. The 4-story, 119,000
S.F., East Wing contains a 250 seat auditorium, two 190 seat lecture halls, Library, eight student
community/study suites, teaching labs, small group rooms, as well as administration and support.
This project included 1160 tons of cooling, 19,000MBH of hot water heating capacity, 10,000pph of
steam heating, approximately 200 VAV boxes, 235,000CFM of central station AHU’s, exhaust fans, and
misc. supporting equipment for classroom and laboratory space.
Proposal｜State College Area SD – High School Project Commissioning Prepared for ｜

Midd-West School District – Additions / Renovations to the High School
Project Schedule:
Occupied Summer 2011
Size of Project:
192,500 SF
LEED Rating:
Gold
LEED Enhanced
The ABE/BL team provided fundamental and enhanced commissioning services for the additions and
renovation project to the Midd-West High School in Middleburg, PA. The LEED Gold, $33.5 million project
included 169,609 square feet of additions and 22,883 square feet of renovations to an existing high
school designed to accommodate 800 students. The building is a two-story, secondary education
center with a water source heat pump mechanical system, lighting occupancy controls, increased
building insulation and daylighting all used to reduce yearly energy consumption. Commissioned
systems included of all the HVAC, building automation controls, water source heat pump equipment
(rooftop units, classroom units, etc.), condenser water systems (cooling towers, pumps), hot water
systems (boilers, pumps), welding shop exhaust fans, exhaust fans, heat recovery system, auditoriums
and Life-safety interlocks, fire alarm shutdown sequences, failure mode testing and variable frequency
drives (VFD’s). We performed LEED Fundamental and Enhanced Commissioning Services for this
project.
Midd-West School District – New Elementary School

Project Schedule:
Occupied Summer 2013
Size of Project:
105,000 SF
LEED Rating:
Gold
LEED Enhanced
The ABE/BL team provided fundamental and enhanced commissioning services for the additions and
renovation project to the Midd-West Elementary School in Middleburg, PA. The LEED Gold, $18.5 million
project included 55,000SF of additions and 50,000SF of renovations. Commissioned systems included of
all the HVAC, building automation controls, water source heat pump equipment (rooftop units,
classroom units, etc.), energy recovery units, condenser water systems (cooling towers, pumps), hot
water systems (boilers, pumps) and exhaust fans.

Troy School District – Retro-Commissioning
Project Schedule:
Fall 2012 Completion
Size of Project:
District Wide
LEED Rating:
none
Retro-Commissioning
Retro-Commissioning (RCx) is a systematic process for investigating, analyzing, and optimizing the
performance of building systems through operational and maintenance improvement measures and
help to confirm their continued performance over time. Goals of retro-commissioning may include
verification that a facility and its systems meet the owner’s requirements, improvement of building
performance by saving energy and reducing operational costs, identification and resolution of
building system operation, control and maintenance problems. The Air Balancing Engineers / Borton-
Lawson commissioning team met with the school district personnel to determine trouble spots,
performed air balancing checks of the areas with trouble spots, and worked with the district’s BAS
controls contractor to bring the systems back to an original specification state. The next phase of the
project consisted of the Cx team reviewing the existing documentation and the creation of a retro-
commissioning plan. Lastly, the Cx team will perform functional performance tests on all of the
existing equipment to identify issues and bring the equipment back to its original state.
Commissioned systems include of all the HVAC (air handling units), building automation controls, DX
cooling systems, hot water systems (boilers, pumps), exhaust fans, auditoriums and life-safety
interlocks, fire alarm shutdown sequences, failure mode testing and variable frequency drives
(VFD’s). Our team discovered, documented and corrected over 120 construction / controls issues.
North Pocono – New High School

Project Schedule:
Size of Project:
300,000 SF
LEED Rating:
Silver
K-12 Schools LEED Enhanced
The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental

commissioning services for the new North Pocono High School in Moscow, PA. The project was a
LEED Silver, 300,000 square feet, $36,000,000, single story secondary education center designed to
accommodate over 1000 students. The building includes a state-of-the-art technology and systems
integration including a security system, broadcasting provisions and a wireless internet system.

Proposal Prepared for ｜
Line Mountain School District – Trevorton Elementary School
Project Schedule:
Size of Project:
86,000 SF
LEED Rating:
none
LEED Fundamental
The Air Balancing Engineers / Borton-Lawson commissioning team provided functional preformance
testing services for the renovated Trevorton Elementary School in Trevorton, PA. The building is an
existing 86,000 S.F. K-6 elementary school. The project consisted of major upgrades to existig
classroom and facility spaces. The main heating and cooling was accomplished via a new
geothermal heating system.
In addition to the completed K-12 school commissioning projects listed above,

we are also currently engaged on LEED Commissioning Services for the
new Lewisburg High School project,
the Iron Forge Elementary School Additions and Renovations project and
We are also currently engaged for the commissioning services for the new
West Berwick Elementary School project.

Tobyhanna Army Depot – Retro-Commissioning Services (Base Wide)
Project Schedule:
Size of Project:
Site Wide
LEED Rating:
none
Retro-Commissioning
Retro-Commissioning (RCx) is a systematic process for investigating, analyzing, and optimizing the
performance of building systems through operational and maintenance improvement measures and
help to confirm their continued performance over time. Goals of retro-commissioning may include
verification that a facility and its systems meet the owner’s requirements, improvement of building
performance by saving energy and reducing operational costs, identification and resolution of building
system operation, control and maintenance problems. ABE/BL is currently performing a retro-
commissioning on the comfort and process chilled water system at a 91,000sf facility at Tobyhanna
Army Depot (TYAD) that houses three major shop/production areas.
Various Pharmaceutical Clients – Commissioning of BAS Controls

Project Schedule:
Size of Project:
Site Wide
LEED Rating:
none
BAS Optimization
Air Balancing Engineers / Borton-Lawson provided commissioning, verification and documentation of

the functionality of the mechanical and electrical systems for an air handling system replacement in a
laboratory building. Mechanical equipment included a rooftop air handling unit, exhaust fan, bag in
bag out (BIBO) filter housing, bubble tight dampers, steam/condensate system, etc. Scopes for other
projects included analysis of existing airflows/temperatures and the resulting Building Automation
Programming code revisions. The overall project goal was to reduce laboratory energy consumption.
We attended an on-site orientation and facility walk-through with the building owner and utilities
personnel. Services provided included looking to eliminate simultaneous heating/cooling when not
needed and looking for opportunities to condition the air more intelligently (e.g. supply static pressure
reset, outside air and/or discharge air temperature reset, sequencing air handlers and exhaust fans to
produce the most efficient operating conditions, etc.); completing the “as-found” and “proposed” data
on air flow spreadsheets for laboratories in each building.

Elwyn – Bruce Weschler Residence Hall
Project Schedule:
Size of Project:
30,300 SF
LEED Rating:
Certified (achieved)
LEED Enhanced
The ABE / BL commissioning team provided fundamental and enhanced commissioning services for the
new LEED Certified, Bruce Weschler Residence Hall at Elwyn’s campus in Media, PA. The building is a
single story Intermediate Care Facility consisting of two “wings” with 18 resident rooms each for a total
of 36 single occupant resident rooms with private bathing facilities. The commissioning team performed
pre-functional inspections and functional testing of equipment and systems and provided the final
commissioning documentation for the project. Commissioned systems included of all the HVAC,
building automation controls, DX cooling systems, electric heating systems, exhaust fans and Life-safety
interlocks, fire alarm shutdown sequences, failure mode testing. The Owner’s representative for the
project was Praxis Building Solutions (Max Zahniser).
Pennsylvania Department of Corrections – Close Security Housing Unit

Project Schedule:
Occupied Spring 2011
Size of Project:
31,500 SF
LEED Rating:
Silver (anticipated)
LEED Fundamental
The Air Balancing Engineers / Borton-Lawson commissioning team provided fundamental

commissioning services for the SCI-Cambridge Springs, LEED Silver, New 128 Cell L-3 Close Security
Housing Units (DGS Project #1579-7) located in Cambridge Springs, PA. The structure is a two-story
prison building containing 128 cells and 230 beds. The project was designed and construction under a
"design/build approach" that allowed the contractor to design the building under DGS guidelines and
complete the full design during the early stages of construction.

Ft. Meade – Adjudication Activities Co-Location Facility
Project Schedule:
Occupied Fall 2011
Size of Project:
151,590 SF
LEED Rating:
Silver
LEED Fundamental
ABE/BL was selected to provide LEED Fundamental commissioning services on a new, LEED Silver, $35
million, office facility consisting of office space; administrative support space; sensitive compartmented
information facilities (SCIFs); storage space; an information processing and analysis center; and support
spaces. Commissioning services focused on the HVAC, plumbing, domestic hot water, electrical
infrastructure and Building Automation Controls systems including performing pre-functional inspections
and functional testing of equipment and systems, managed the deficiency database and reporting,
and provided the final commissioning documentation for the project.
Geisinger – Orwigsburg Physicians’ Clinic

Project Schedule:
Occupied Fall 2013
Size of Project:
17,000 SF
LEED Rating:
Silver
LEED Fundamental
Geisinger’s new LEED Silver, 17,000 SF facility will house multiple physicians, including pediatrics, general
practice and specialists with an exam room compliment of 27. The one story facility also includes an
on-site pharmacy, X-ray facility, lab and support spaces. Air Balancing Engineers/Borton-Lawson
provided LEED Fundamental Commissioning services for the energy-related systems including the
variable refrigerant fan coil units, energy recovery ventilator, domestic hot water and the building
automation system. The major HVAC systems included an energy recovery ventilation unit for the
outside air requirements and a variable refrigerant fan coil system for the occupied spaces.
Proposal｜State College Area SD – High School Project Commissioning Prepared for ｜

Confidential Manufacturing Client – New Production Facility
Project Schedule:
Spring 2014 Completion
Size of Project:
315,000 SF
LEED Rating:
None
HVAC, controls, electrical
ABE/BL was selected to provide commissioning services on a new, $110 million, production facility.
Commissioning services will focus on the HVAC, plumbing, domestic hot water, electrical infrastructure
and Building Automation Controls systems. ABE/BL’s deep understanding of manufacturing equipment,
systems and controls will help provide the client with the confidence that the systems are being fully
checked out to a high standard.
Montgomery County Community College – New Science Building

Project Schedule:
Size of Project:
100,000 SF
LEED Rating:
Silver
Commissioning
HVAC, controls, electrical
Air Balancing Engineers provided fundamental commissioning services for the new LEED Silver,
Advanced Technology Center (ATC) at Montgomery County Community College in Blue Bell, PA. The
project was designed to accommodate the Humanities, Social Science, Math/Science/Advanced
Technologies, Information Technology and Business/Computer Science divisions. The four-story building
provides a collaborative learning environment where the humanities and sciences are brought
together within a facility that promotes an interdisciplinary approach to education. Adaptable for use
as a reception hall, the atrium features a coffee bar and interactive reception area with a touchscreen
and plasma monitor for directing visitors.

The Air Balancing Engineers / Borton-Lawson team brings a wealth of other, non-commissioning,
experience to the table:
Traditional TAB:
45 years’ exp.
with over 50%
repeat clients
Building O&M: Energy Modelling:
20+ yrs Facilities Trane Trace

Director for a experts in house
hospital
Total
Commissioning,
Design and
Testing Services
MEP System Building

Design: Envelope:
LEED AP, PE, CEM Architects on staff

on staff
Indoor Air Quality:
Plan creation and

execution

Proposal ｜
Prepared for
Project Approach
Commissioning is a quality oriented process under which building systems are verified, tested, and
documented. The purpose is to confirm systems are installed and functioning per the project contract
documents which contain the desired operational requirements. During the commissioning process,
building system problems will be identified and corrected before they become on-going issues for
facility managers and occupants.
Our commissioning process integrates construction and operational features to facilitate overall project
success by addressing details that may be overlooked in the typical construction process. This enhances
the quality of the project and results in better operational characteristics for long term use long after
construction is completed.
During construction, we will verify the details are built according to the contract documents, and
concerns will be discussed with your project construction team for resolution. When complete, we will
functionally test not just the respective systems but also the system components to observe they are
operating properly. Discovered issues will be brought to the attention of the construction team for
resolution.
Air Balancing Engineers fully understands the commissioning process as it is applied to LEED projects. We
have knowledge into the reasons behind why LEED commissioning requires certain tasks. We understand
why pre-functional checks, performance checks, design reviews and post occupancy reviews are
important to a building owner.
Air Balancing Engineers / Borton-Lawson Commissioning Team “Solution”

We bring a complete team to our commissioning projects to help provide a better solution for our
clients.
Engineering Firm:
• Up to date with latest advances in the craft
• Value during the design review process
• Expertise on development of construction documents
Together:
Architectural • Depth and breadth of the team members with a
and
Engineering passion for the work.
Firm
• Common sense approach and positive team

attitude with the design and construction teams during
Commissioning the commissioning process will ensure a quality installation
Team and full functionality of systems from Day One.
• A complete team that will ensure all commissioned

systems are well designed, complete and functioning
TAB Firm properly upon project completion and occupancy.
Test, Adjust and Balance Firm:

• Understanding how newest technologies are supposed to function.
• Value during equipment startup by contractors.
Proposal ｜State College Area SD – High School Project Commissioning Prepared for｜
Project Approach
The State College School District fully appreciates the importance of commissioning to verify that all
commissioned systems are installed and operating as intended by the professional. The objective of
commissioning is to confirm and systematically document that a facility fulfills the functional and
performance requirements of the building owner, occupants and operators.
To reach this goal, it is necessary for the commissioning process to establish and document the owner’s
criteria for system function, performance and maintainability; as well as, to verify and document
compliance with these criteria throughout construction, start-up and the initial period of operation. In
addition, complete operation and maintenance (O&M) manuals, as well as training on system operation,
should be provided to the building operators to ensure the building continues to operate as intended.
To achieve these commissioning goals, Air Balancing Engineers assigns a Project Manager to be a point of
contact for the owner during the course of the construction project. The PM coordinates all
commissioning activities with the client and project team and also creates the “in-house” commissioning
team consisting of the following key personnel:
Project Manager (PM):
• Assembles “in-house” commissioning team

• Provides status updates to the Owner via Commissioning Progress Reports
• Provides over-sight and coordination with the project construction team
• Reviews the project construction schedule and maintains timing on commissioning tasks
• Acts as the Owner’s liaison with the construction team to ensure commissioning tasks as
related to LEED are being completed.
Sr. Commissioning Specialist (Sr. CX):
• Creation of pre-functional and functional performance tests

• On-site field checkouts during the construction phase
• Witness of selected manufacturer startups
• Acts as main entity to create the Systems Manuals and Final Commissioning Report
Commissioning Specialist (CX)
• Execution of pre-functional/performance testing

• Coordination with project subcontractors on scheduling of startups
• Attendance at selected project construction meetings
Misc. Administrative Staff
• Schedule commissioning team meetings as required

• Creation/distribution of meeting minutes
• Invoicing assistance

Proposal ｜
Prepared for
Project Approach
Air Balancing Engineers understands how commissioning “fits” into a typical construction project. It is
explained very clearly to the subcontractors that commissioning is not meant as a roadblock or
bottleneck for a project. Many of Air Balancing Engineer’s commissioning specialists are former
contractors so we know how to “speak their language” and keep the commissioning process moving
through the life of the project. We take pride in being part of the team, not an adversarial component.
See below for how we feel commissioning fits into the overall construction project:

Proposal ｜
Prepared for
Project Approach
Use of Central Building Automation System in the Commissioning Process
In order to functionally test the various equipment and systems, we heavily employ the use of the Central
Building Automation System (BAS). Using our team’s past BAS experience, our process is:
• Take the engineer’s approved BAS sequence of operation and create functional
performance test plans specific for each piece of equipment, control sequence and
control mode on the project.
• The system/equipment specific functional performance checklists are broken down to test
all modes: occupied, unoccupied, morning warm-up, alarms/safeties, etc. to ensure the
Owner’s Project Requirements are realized in the final operation of the systems.
• For field testing, we always place one technician at the tested piece of equipment and a
second technician sitting with the BAS subcontractor at the front end workstation. By doing
this, we not only ensure that the physical equipment operates as required, but also that the
BAS graphics are shown correctly. This will greatly assist the Owner’s Facilities Staff for
routine maintenance and troubleshooting issues.
• Each functional test mode of operation is simulated at the BAS terminal and the resulting
response (both graphically at the BAS front end workstation and physically at the
equipment) in the field is documented.
• Any discrepancies in expected outcome vs. actual outcome are recorded and
documented on the Commissioning Action List. This list serves as a living document to help
guide and provide a final record of the commissioning process from design, to construction
and finally in testing/acceptance.
Electronic Document Prototypes for Future Re-Commissioning
Often times, buildings with large or sophisticated HVAC, electric or BAS systems will experience small
changes or modifications during the course of everyday operation. A potential method to check and
return these pieces of equipment/systems to a baseline condition is re-commissioning by the Owner. In re-
commissioning, the Owner’s facilities staff re-test the energy consuming equipment (HVAC, lighting
controls, domestic hot water, etc.) using the original commissioning forms. Therefore, Air Balancing
Engineers creates all of the commissioning documents and test plans electronically to assist an Owner with
future re-commissioning tasks.

Project Approach
Lastly, Air Balancing Engineers / Borton-Lawson team maintains the following areas of focus for a
commissioning project:
•Work to include all parties in discussion and

resolution of action items
Team Approach •Guide the commissioning process through the
entire team
•We understand systems and how they interact

•Intimate knowledge of the operation of
System Analysis Building Automation Systems
Completion of a
Successful
•Identify issues early in the process Commissioning
•Enhanced document awareness Project
Cost Reduction
•Staff is better trained from Day 1

Operations & •Warranty / service documents close at hand
Maintenance

Proposal ｜
Prepared for
References
Air Balancing Engineers / Borton-Lawson is pleased to identify the following references from prior projects:
Project: Midd-West Schools (HS and ES)

Main Contact: Mr. R. Jeffrey Straub, AIA, LEED AP
Crabtree, Rohrbaugh and Asociates
Director, Senior Project Manager
401 East Winding Hill Road
Mechanicsburg, PA 17055
(717) 458-0272
Construction Cost: High School - $33.5M, Elem. School - $18.5M
Completion: 2011 and 2013
Services Provided: LEED Fundamental & Enhanced Commissioning (LEED Gold)
Project: The Commonwealth Medical College

Main Contact: Mr. Mark Montoro
Director of Facilities
Medical Sciences Building
525 Pine Street
Scranton, PA 18509
Phone: (570) 504-7000
Construction Cost: $85M
Completion: 2011
Services Provided: LEED Fundamental & Enhanced Commissioning (LEED Silver)
Project: Troy Area School District

Main Contact: Mr. David Blair
Head of Buildings and Grounds
68 Fenner Avenue
Troy, PA 16947
(570) 297-2750
Completion: 2011
Services Provided: Retro-commissioning services for K-12 schools
Project: Skanska USA Building, Inc.

Main Contact: Ms. Peta Black
Project Manager
Ft. George G. Meade, MD
(301) 461-1511
Completion: 2011
Services Provided: LEED Fundamental Commissioning (LEED Silver)
Project: Elwyn – Bruce Weschler Residence Hall

Main Contact: Mr. Max Zahniser
Principal
Praxis Building Solutions
(215) 816-3190
Completion: 2012
Services Provided: LEED Fundamental Commissioning (LEED Certified)

State College Area School District Commissioning Action List
High School Project
Date
Issue Date Responsible Issue Resolution Resolution
Issue Issue Description Contractor Action(s) Taken
Number Identified Contractor(s) (Open / Closed) Date
Notified
Site Visit #1 - Construction Inspection - January xx, 2011 - Attendees: BR, AS, SC, AC
Dwg. #M211, near Col. #C/3.5 - hot water supply and

Hot Water Piping return piping expansion loops are installed in the
1.1 11-Jan-10 Mechanical Open
Expansion Loops opposite orientation as shown (the loop itself is spun
180 degrees from the orientation shown)
Dwg. #M211, near Col. #C/5.5 - drawing shows for the V-

19 HWS/R piping to be tied into the mains at a location
1.2 Hot Water Piping 11-Jan-10 Mechanical Open
between the V-18 and V-20 take-offs, but the actual V-
19 take-offs in the field are after the V-20 take-offs.
Dwg. #M211, near Col. #B/5.5 - the V-14 and V-15

1.3 Hot Water Piping HWS/R piping take-off locations from the mains are 11-Jan-10 Mechanical Open
installed opposite as shown on the drawing.
Dwg. #M211, near Col. #B/5.5 - the V-16 and V-17

1.4 Hot Water Piping HWS/R piping take-off locations from the mains are 11-Jan-10 Mechanical Open
installed opposite as shown on the drawing.
Dwg. #M212, near Col. #A.5/8.5 - the manual isolation

Hot Water Piping valve in the return piping is installed under a pipe hanger
1.5 11-Jan-10 Mechanical Open
Valves shield which leaves very little access to open/close
valve.
Dwg. #M212, near Col. #A.5/8.5 - the balancing valve in

Hot Water Piping
1.6 the supply piping is installed above a soffitt and may 11-Jan-10 Mechanical Open
Valves
have difficult access after construction is complete.
Dwg. #M212, near Col. #A.5/9.5 - the balancing valve

Hot Water Piping
1.7 and manual isolation valve (serving V-49, V-51, V-52 11-Jan-10 Mechanical Open
Valves
and FTR-1) are not yet installed.
Dwg. #M212, near Col. #A.5/10 - the HWS/R pipe

1.8 Pipe Anchors anchors are installed closer to the V-50 take-offs than 11-Jan-10 Mechanical Open
as shown on the drawing.
Site Visit #2 - Pre-Functional Testing - March xx, 2011 - Attendees: BR, AS, SC, AC
Page 1 of 1 Issued to field xxJAN2011

Additions and Renovations to:
Middleburg Elementary School
Commissioning Plan
ABE Project #J10-219
Revision 1
July 31, 2013

1175 North Vine Street
P.O. Box 311
Berwick, PA 18630
Commissioning for Middleburg Elementary School
Midd-West School District
Table of Contents
1. COMMISSIONING PLAN OVERVIEW ........................................................................................................ 4
1.1. ABBREVIATIONS .............................................................................................................................. 4
1.2. DEFINITIONS ................................................................................................................................... 5
2. PURPOSE OF COMMISSIONING ............................................................................................................... 6
3. COMMISSIONING ROLES AND RESPONSIBILITIES..................................................................................... 6
3.1. TEAM MEMBERS ........................................................................................................................................ 6
3.2. DESCRIPTION OF ROLES / RESPONSIBILITIES ..................................................................................... 7
3.2.1. GENERAL (TYPICAL TO ALL MEMBERS OF THE COMMISSIONING TEAM) ................................................................ 7
3.2.2. OWNER/OPERATOR RESPONSIBILITIES ........................................................................................................... 8
3.2.3. OWNER RESPONSIBILITIES ............................................................................................................................ 9
3.2.4. ARCHITECT/ENGINEER RESPONSIBILITIES ........................................................................................................ 9
3.2.5. SUBCONTRACTOR'S RESPONSIBILITIES .......................................................................................................... 10
3.2.6. CXA RESPONSIBILITIES ............................................................................................................................... 11
3.3. FACILITY STAFF PARTICIPATION ......................................................................................................12
4. COMMISSIONING PROCESS OVERVIEW ..................................................................................................12
5. PRE-DESIGN PHASE ...............................................................................................................................14
5.1. COMMISSIONING SCOPING MEETING .............................................................................................14
5.2. OWNERS PROJECT REQUIREMENTS (OPR) .......................................................................................14
5.3. COMMISSIONING ISSUES LOG ........................................................................................................14
5.4. SYSTEMS MANUAL REQUIREMENTS ................................................................................................14
6. DESIGN PHASE ......................................................................................................................................15
6.1. COMMISSIONING PLAN ..................................................................................................................15
6.2. BASIS OF DESIGN ...........................................................................................................................15
6.3. DEVELOPMENT OF COMMISSIONING SPECIFICATIONS .....................................................................15
6.4. GENERAL REVIEW OF DRAWINGS AND SPECIFICATIONS ...................................................................15
6.5. TRAINING REQUIREMENTS .............................................................................................................16
7. CONSTRUCTION PHASE .........................................................................................................................16
7.1. SUBMITTALS ..................................................................................................................................16
7.2. SITE OBSERVATION ........................................................................................................................16
7.3. CHECKLIST DEVELOPMENT .............................................................................................................17
7.3.1. PRE-FUNCTIONAL TESTS ............................................................................................................................ 17
7.3.2. BAS CONTROLS CHECKLIST......................................................................................................................... 17
7.3.3. TAB CHECKOUT PLAN ............................................................................................................................... 17
7.3.4. SUBCONTRACTOR / MANUFACTURER EQUIPMENT START-UP PLAN .................................................................. 18
7.3.5. EXECUTION OF PRE-FUNCTIONAL CHECKLISTS................................................................................................ 18
Commissioning Plan Page 2 of 22

Revision 1 – July 31, 2013
8. ACCEPTANCE PHASE ..............................................................................................................................18

8.1. FUNCTIONAL PERFORMANCE TESTING OVERVIEW ..........................................................................18
8.2. FUNCTIONAL PERFORMANCE TESTING DEVELOPMENT PROCESS......................................................19
8.3. PRE-REQUISITES FOR FUNCTIONAL PERFORMANCE TESTING ............................................................19
8.4. EXECUTION OF FUNCTIONAL PERFORMANCE TESTS ........................................................................19
8.5. TREND LOGS AND MONITORING ..................................................................................................... 20
8.6. SAMPLING .....................................................................................................................................20
8.7. COMMISSIONING ISSUES AND RETESTING .......................................................................................20
8.8. SEASONAL TESTING........................................................................................................................20
8.9. SYSTEMS MANUAL .........................................................................................................................21
8.10. TRAINING AND ORIENTATION OF OWNER PERSONNEL ....................................................................21
8.11. FINAL COMMISSIONING REPORT .................................................................................................... 21
9. WARRANTY PHASE ................................................................................................................................22
9.1. DEFERRED TESTING ........................................................................................................................22
9.2. WARRANTY PERIOD .......................................................................................................................22
10. SCHEDULE ...........................................................................................................................................22
10.1. GENERAL ISSUES ........................................................................... ERROR! BOOKMARK NOT DEFINED.
INDEX OF APPENDICES .................................................................................................................................23
APPENDIX A: COMMISSIONED SYSTEMS
APPENDIX B: OWNER’S PROJECT REQUIREMENTS
APPENDIX C: ISSUES LOG
APPENDIX D: SYSTEMS MANUAL
APPENDIX E: BASIS OF DESIGN
APPENDIX F: PROJECT SPECIFICATIONS
APPENDIX G: PRE-FUNCTIONAL TESTS
APPENDIX H: FUNCTIONAL PERFORMANCE TESTS

1. Commissioning Plan Overview

The purpose of the Commissioning Plan (Cx Plan) is to provide a clear and concise roadmap
for the implementation and documentation of the commissioning process. The Cx Plan is a
living document describing the key steps taken throughout the design, construction and
occupancy phases to achieve the desired commissioning (Cx) results for Additions and
Renovations to the Middleburg Elementary School located in Middleburg, PA. The project
consists of 55,000sqft of new construction and 50,000sqft of renovations. The goals, intent,
requirements and timing of the process are included in the Cx Plan to provide a guide on how
the Cx process shall be executed and documented. This Cx Plan also provides the Pre-
Functional Tests, Functional Test Procedures, forms and other requirements necessary to
guide the Cx activities.
The Cx Plan shall be supplemented and enhanced by the Commissioning Authority (CxA),
Construction Manager (CM), Owner and other subcontractors throughout the construction
process to form the Project Commissioning Record at the end of the project. Throughout the
commissioning process, the CxA shall revise the specific commissioning procedures and forms
as necessary to suit project field conditions and actual approved manufacturer’s equipment, to
incorporate test data and procedure results, and to provide detailed scheduling for all
commissioning tasks. The completed Cx Plan shall become the owner’s Commissioning
Record and shall provide a reference to system start-up, test results, and operational data for
the systems commissioned.
Once complete and approved, the Final Commissioning Report is combined with other project
closeout documentation to form the Systems Manual for the project.
1.1. Abbreviations
The following are common abbreviations used in this document and throughout the
commissioning process documentation:
A/E Architect/Design Engineer
BAS Building Automation System
CxA Commissioning Authority
Cx Commissioning
Cx Plan Commissioning Plan document
CM Construction Manager
CxT Commissioning Team
EC Electrical contractor
GC General Contractor
LEED Leadership in Energy and Environmental Design
MC Mechanical contractor
Subs Subcontractors to GC/CM
TAB Test and balance contractor
BOD Basis of Design
OPR Owner’s Project Requirements
O/O Owner/Operator
PFT Pre-Functional Test
FPT Functional Performance Test

1.2. Definitions
The following are common definitions used in this document and throughout the commissioning
process:
Acceptable Performance: A component or system being able to meet specified design
parameters under actual load including satisfactory documented completion of all functional
performance tests, control system trending and resolution of outstanding issues.
Action Item: This is any issue that requires an action, response, work, etc. it can be an RFI,
a work directive, a clarification, to do item, an identified issue, etc.
Basis of Design (BOD): The Architect/Engineer’s Basis of Design is comprised of two
components: the Design Criteria and the Design Narrative, these documents record the
concepts, calculations, decisions, and product selections used to meet the Owner’s Project
Requirements (OPR) and to satisfy applicable regulatory requirements, standards, and
guidelines.
Building Automation System (BAS): The computer based temperature control or automation
system.
Calibrate: The act of comparing an instrument of unknown accuracy with a standard of
known accuracy to detect, correlate, report, or eliminate by adjustment any variation in the
accuracy of the tested instrument.
Checklists: Lists of data or inspections that should be verified to ensure proper system or
component installation, operation or function. Verification checklists are developed and used
during all phases of the commissioning process to verify that the Owner’s Project
Requirements (OPR) is being achieved.
Commissioning Plan: A document that outlines the scope and defines responsibilities,
processes, schedules, and the documentation requirements of the Commissioning Process.
Commissioning Process: A quality focused process for enhancing the delivery of a project.
The process focuses upon verifying and documenting that the facility and all of its systems,
components, and assemblies are planned, designed, tested, can be operated, and
maintained to meet the Owner’s Project Requirements (OPR), Basis of Design (BOD) and
Contract Documents (CD).
Commissioning Report: The final document which presents the commissioning process
results for the project. Commissioning reports include an executive summary, the
commissioning plan, issue log, correspondence, and all appropriate check sheets and test
forms.
Commissioning Team: Individual team members whose coordinated actions are responsible
for implementing the Commissioning Process.
Contract Documents (CD): Contract documents include design and construction contracts,
price agreements and procedure agreements. Contract Documents also include all final and
complete drawings, specifications, and all applicable contract modifications or supplements.
Functional Performance Testing: That full range of checks and tests carried out to
determine if all building components, sub-systems, systems and interfaces between systems
function in accordance with the Contract Documents. In this context, “function” includes all
modes and sequences of control operation, all interlocks and conditional control responses
and all specified responses to abnormal emergency conditions. The functional performance

tests will be prepared by the Commissioning Authority (CxA).

RFI: Request for Information
Start-Up: Typically used to refer to the static testing or check out of systems or equipment
to ensure that they are complete, properly installed, and ready for dynamic testing. This will
typically be documented via checklists or forms.
Trending: Monitoring and recording a history of parameters typically using the Building
Automation System.
2. Purpose of Commissioning
The basic purpose of commissioning is to provide documented confirmation that building
systems function in compliance with criteria set forth in the Owner’s Project Requirements
(OPR), Basis of Design (BOD) and project Contract Documents to satisfy the owner's
operational needs. This definition is based on the critical understanding that the owner must
have some means of verifying that their functional needs are rigorously addressed during the
pre-design/design, construction, acceptance and warranty phases.
This project is also registered with the U.S. Green Building Council (USGBC) for their LEED
Certification program. This rating system represents the most comprehensive, sustainable
building guideline available and the Owner requested that the project be designed and built to
meet a Gold LEED rating. Commissioning is an integral part of the LEED rating system and is
considered a prerequisite to attain any LEED certification. For further information on the LEED
rating system, please refer to the LEED Reference Guide available from the USGBC website.
3. Commissioning Roles and Responsibilities

In general, the CxA coordinates the commissioning activities and reports to the Owner. The
CxA responsibilities, along with all the subcontractors’ commissioning responsibilities, are
detailed in the specifications. The specifications will take precedence over the CxA Plan. All
team members work together to fulfill their contracted responsibilities and meet the objectives
of the Contract Documents.
3.1. Team Members

The members of the commissioning team consist of the CxA, Owner, CM/GC, assigned
members of the A/E team (particularly the mechanical and electrical engineer), the MC, EC,
TAB and BAS representatives, any other installing subcontractors or suppliers of commissioned
equipment or assemblies and the Owner/Operator’s key maintenance staff members. The
following table indicates individual contacts for each team member involved in the Cx process:
Team Member Contact(s) Company Phone, fax, email address

Midd-West School District Phone:
Owner 568 East main Street Fax:
Middleburg, PA 17842 E-mail:
Phone: (570) 759-1625
Bart Rado Fax: (570) 759-3949
Commissioning 1175 N. Vine Street
A.J. Speicher E-mail: brado@airbalancing.com
Provider P.O. Box 311
Stewart Caladie aspeicher@airbalancing.com
Berwick, PA 18630
scaladie@airbalancing.com

Team Member Contact(s) Company Phone, fax, email address

Crabtree Rohrbaugh & Assoc. Phone:717.458-0272
Architect Jeff Straub 401 East Winding Hill Road Fax: 717.458-0047
Mechanicsburg, PA 17055 E-mail:jstraub@cra-architects.com
Centerpoint Engineering, Inc. Phone:(717) 795-8575
Mechanical Randy Collier,
2 Market Way Plaza Fax: (717) 795-9110
Engineer P.E.
Mechanicsburg, PA 17055 E-mail: rcollier@centerpointeng.net
Centerpoint Engineering, Inc. Phone:(717) 795-8575
Electrical Randy Collier,
2 Market Way Plaza Fax: (717) 795-9110
Engineer P.E.
Mechanicsburg, PA 17055 E-mail: rcollier@centerpointeng.net
The Quandel Group, Inc. Phone: (717) 657-0909
Construction
Matt Kodak 3003 N. Front Street, Suite 201 Fax: (717) 652-6282
Manager
Harrisburg, PA 17110 E-mail: mkodak@quandel.com
Doug George E.R. Stuebner Phone: (610) 376-6625
General
Steve Stoltz 227 Blair Avenue Fax: (610) 376-6954
Contractor
Steve Vangeri Reading, PA 19601 E-mail:
Silvertip, Inc. Phone: (570) 523-1209
Mechanical Matt
600 Saint Mary Street Fax: (570) 523-1484
Contractor Schumaker
Lewisburg, PA 17837 E-mail: matt@silvertip-inc.com
Frey Lutz Phone: (717) 898-6808
Plumbing
1195 Ivy Drive Fax: (717) 898-3578
Contractor
Lancaster, PA 17601 E-mail:
Lobar Electric
Jon Lawrence Phone: (717) 432-9728
Electrical 1 Old Mill Road
Ken Fax: (717) 432-9162
Contractor P.O. Box 50
Laudenslager E-mail:
Dillsburg, PA 17019-0050
Victory Fire Protection Phone: (570) 323-8012
Fire Protection
Jeff McGuire 932 Washington Blvd., #3 Fax:
Contractor
Williamsport, PA 17701 E-mail:
Flood and Sterling, Inc. Phone: (717) 232-0529
TAB Contractor Dan Acri 718 Limekiln Road Fax: (717) 232-1797
New Cumberland, PA 17070 E-mail: danacri@floodandsterling.com
Intercon Phone: (717) 909-7000
BAS Contractor Ross Hoffman 4501 Chambers Hill Road Fax: (717) 909-7070
Harrisburg, PA 17111 E-mail:
3.2. Description of Roles / Responsibilities

The following are general descriptions of the roles and responsibilities of the CxT per the
individual commissioning phases:
3.2.1. General (Typical to all members of the Commissioning Team)

A. All parties involved in the design and construction of the facility bear the
responsibility in the commissioning process. The commissioning process does not
fundamentally change the responsibilities of the team member from conventional
projects without a formal commissioning process. The commissioning process
supplements, or ideally merely formalizes, the responsibilities of all parties.

B. Detailed responsibilities per CxT member are indicated below. These

responsibilities relate to the Cx process and do not encompass all aspects of the
project.
C. Subcontractors will retain all responsibility for the installations. CxA inspections and
tests will determine the adequacy and completeness of the installations to assist the
subcontractor in providing a sound building. The CxT assists in completing
checklists, documenting system checkouts and demonstrating proper
system/equipment performance.
D. The role of the CxA is to oversee and coordinate the process, write tests, documents
performance tests and to endeavor to assist all other parties in achieving the goals
of the project.
E. The A/E’s role is to retain all responsibility for design, perform normal construction
observation, approve O&M manuals, answer questions regarding system design and
intended operation and assist in resolving design-related issues.
F. The equipment manufacturers and vendors provide documentation to facilitate the
commissioning work and perform contracted startup.
G. The Owner facilitates the Cx process, ensures that subcontractors perform their
responsibilities and integrates Cx into the construction process and schedule.
3.2.2. Owner/Operator Responsibilities

A. Pre-Design / Design Phase
• Perform detailed review of all documents prepared by Design Professionals and
Construction Team and issue comments to clarify or specify requirements and/or
preferences, including specifically those of the Operators.
• Endeavor to fully understand the design intent and the Contract Documents and
request clarifications as appropriate.
B. Construction Phase
• Attend progress meetings to observe progress and decide upon direction for
open issues.
• Provide inspectors to thoroughly inspect construction as deemed appropriate
through all phases of installation. Inspector shall identify deficiencies in a timely
manner.
• Involve operators in the inspection process and communicate their observations
and requirements.
• Witness select equipment start up tests.
• Avail operators for required training demonstrations.
C. Acceptance Phase
• Witness/participate in select functional performance tests.
• Inspect installations and identify deficiencies.
• Schedule and provide qualified operators and maintenance personnel to attend
all training sessions.
• Provide facilities for training sessions.

• Endeavor to fully understand design Intent, system and equipment inspections,

operation, maintenance, repair and troubleshooting of systems and equipment.
D. Warranty Phase
• Operate and maintain the facility per the O&M Manuals.
• Log system parameters and document any deficiencies.
• Notify design/construct team of any significant changes required or of any
unanticipated occupancy requirements that become evident.
• Inform the design/construct team of any salient alterations or changes to the
systems and their setup and ask why it was necessitated.
3.2.3. Owner Responsibilities

• Distribute thorough, accurate, and clear contract documents.
• Send CxA a copy of all review submissions.
• Incorporate commissioning specifications or related edits in the construction
specifications.
• Read and respond to Owner's and CxA's comments and questions in a timely
fashion.
• Issue necessary changes in construction and provide a copy to CxA.
• Review shop drawings and product data. Contact CxA prior to approval of
pertinent systems/equipment and incorporate CxA's comments as required.
• Inspect construction in accordance with your Agreement.
• Maintain a record set of shop drawings, product data, warrantees, test reports,
balance reports, start up certifications, etc. as required by contract.
• Review O&M manuals and incorporate CxA's comments in a mark up or
approval.
C. Acceptance Phase
• Witness key tests and verifications.
• Consult on and resolve any design related issues/problems that arise during this
phase.
D. Warranty Phase
• Consult with owner as necessary to convey and maintain design intent and
respond to any identified deficiencies.
3.2.4. Architect/Engineer Responsibilities

• Prepare thorough, accurate, and clear contract documents.
• Specify systems that are operable and maintainable and that meet the Owner’s
Project Requirements.

• Read and respond to Owner's and CxA's comments and questions in a timely
fashion.
• Incorporate commissioning specifications and edit the appropriate sections of the
construction specifications to include commissioning. Specify design goals and
approved methods of testing the equipment and systems.
• Issue necessary changes in construction and provide a copy to CxA.
• Issue clarifications or interpretations of Design Intent as required.
• Maintain a record set of shop drawings, product data, warrantees, test reports,
balance reports, start up certifications, etc. as required by contract.
• Review O&M manuals and incorporate CxA's comments in a mark up or
approval.
C. Acceptance Phase
• Witness key tests and verifications.
• Consult on and resolve any design related issues/problems that arise during this
phase.
• Participate in the systems level training program for the operators as required.
D. Warranty Phase
• Consult with Owner as necessary to convey and maintain design intent and
respond to any identified deficiencies.
3.2.5. Subcontractor's Responsibilities

A. Construction Phase
• As outlined in Construction Specifications, generally, subcontractors are to
install, inspect, startup, test, adjust, balance, and document all systems and
equipment prior to Acceptance Phase.
• Attend coordination meetings as appropriate.
• Prepare and submit required forms and systems information. TAB shall submit
sample balancing forms.
• Complete approved start up checklists and submit along with other installation
certification such as balancing reports, warrantees, testing results, etc.
• Schedule and coordinate commissioning efforts required by appropriate subs
and vendors. Participate in respective portions of start-ups and training.
• Demonstrate the systems specified,
• Submit all O&M information, instruction postings and diagrams, etc. Maintain an
updated set of record documentation.
B. Acceptance Phase
• As outlined in Construction Specifications.
• Assist CxA in verification and functional performance testing.

• Provide technicians, equipment and material needed to work as directed by CxA,

on functional performance testing of equipment and systems, as outlined by
Commissioning Scope of Work.
• Correct any work not in accordance with Contract Documents
C. Warranty Phase
• Remedy any installation related deficiencies.
• Maintain current record drawings and documentation to reflect any changes
made by the contractor during this phase.
• Provide warranty service as specified in the contract documents
• Conduct opposite season functional performance testing as required.
3.2.6. CxA Responsibilities

• Review applicable documents.
• Prepare, edit and/or supplement specifications to identify commissioning
requirements.
• Issue comments resulting from reviews to Owner in a timely fashion.
• Attend key design/review meetings as selected by CxA and as required to
facilitate work.
• Develop the Commissioning Plan including prototype startup checklist forms.
• Conduct commissioning meetings as appropriate.
• Review applicable project documentation (shop drawings, product data, TAB
reports, record drawings, O&M information, etc.) for accuracy and to ensure
system functionality.
• Coordinate, revise, and approve startup checklist forms.
• Inspect installation periodically to ascertain readiness for required commissioning
activities.
• Attend selected progress meetings to observe progress and help expedite
completion.
• Witness selected tests, start-ups, and equipment training sessions.
• Review, coordinate, and assist with the compilation of O&M information and
systems overview and formatting of the O&M manuals.
C. Acceptance Phase
• Verify TAB reports.
• Verify control component calibration.
• Verify equipment performance and certifications.
• Functionally test systems and equipment.
• Review training plan.

• Coordinate training activities.

• Record commissioning results.
D. Warranty Period
• Periodically monitor the facility as applicable.
• Perform opposite season functional performance testing as necessary.
3.3. Facility Staff Participation

The Owner/Operator’s facilities operating staff are encouraged to attend and participate
in the testing process. The CxA will notify the Owner and CM, who will then notify the
facility staff when the commissioning events will occur.
4. Commissioning Process Overview

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
through a complete commissioning process; beginning at the pre-design/design phase with
documented design and operating intent and continuing through construction and acceptance
phases, with actual verification of performance and ending with the warranty phase.
The commissioning process is intended to assist with the coordination of traditionally separate
functions of system documentation, equipment startup, control system checkout and
performance testing. The Cx Plan is the document that outlines the organization, schedule,
allocation of resources and documentation requirements of the Cx Process. The Cx Plan is the
key means for the CxA to inform all parties as to how each system functions independently and
with respect to other systems. The plan shall be updated as necessary and redistributed to the
commissioning team for review and comment.
The Owner and respective subcontractors provide scheduling and coordination of

commissioning activities, start-up equipment, assist with tests, correct deficiencies, perform
training and provide documentation of the process. The CxA conducts tests and provides the
owner an unbiased, objective view of the systems installation, documentation, operation and
performance. Commissioning procedures and results are observed by the CxA. The contractor
is expected to verify the functional readiness of systems to be tested prior to performing the
tests in the presence of the CxA. A high rate of test failure will indicate that the contractor has
not adequately verified the readiness of the systems.
The entire Commissioning Team is encouraged to provide feedback to the CxA at any time
during the CX process. This feedback will enable the commissioning to be adjusted according
to the project specifics and will help stream line the entire Commissioning process.
See Appendix A for a listing of all systems to be commissioned on this project.
See below for the Commissioning Process and Document Flowchart for further description of
the Commissioning Process.

Commissioning Process and Document Flowchart for a Typical Construction Project
Stage of Project: CM / Subcontractor Tasks: Commissioning Tasks:
Owner Formulates Project
Project Phase: Planning

OPR Written
Cx Phase: Pre-Design
A/E Selected for Project
BOD Written
Project Phase: Design A/E creates Contract Documents

Cx Phase: Design
Cx Design
Review
Bidding Documents
Cx Plan Created
and Kickoff Meeting
Equipment Submittals,
Project Phase: Construction Procurement and Installation
Cx Phase: Construction
Pre-Functional &
System Readiness
Checklists Created
Equipment Start-Ups
Functional
Performance Testing
Equipment Turnover
Project Phase: Startup/Testing to Owner
Cx Phase: Acceptance
Preparation of Final
Turnover Package
Owner Training
Deferred/Seasonal
Testing
Project Phase: Warranty
Cx Phase: Warranty Project Complete
5. Pre-Design Phase
The Pre-Design Phase is the starting point for the commissioning process. Its main objectives
are to review and document the Owner’s Project Requirements (OPR) and to begin the
development of the commissioning plan.
5.1. Commissioning Scoping Meeting

An initial (“kickoff”) commissioning meeting is held with all Cx Team Members during which the
draft commissioning plan, process and schedule are presented and discussed. In attendance
are the respective representatives of the CM, CxA, A/E and the mechanical, electrical, BAS,
and TAB subcontractors. Each building system to be commissioned is addressed, including
commissioning requirements, and completion and start-up schedules. During the initial meeting,
all parties agree on the scope of work, tasks, schedules, deliverables, responsibilities and lines
of reporting and communication for implementation of the Cx Plan. The initial commissioning
schedule is also developed and is fine-tuned as construction progresses. The CxA keeps notes
from the meeting and distributes minutes to each team member. The CxA finalizes the draft
Commissioning Plan using the information gathered from the meeting. The outcome of the
meeting increases understanding by all parties of the commissioning process and their
respective responsibilities.
5.2. Owners Project Requirements (OPR)

The Owners’ Project Requirements (OPR), relative to the building systems selected for
commissioning, will be documented in order to establish a baseline of performance
expectations to which the actual installed performance is compared. The OPR reflects the
project specific requirements that become represented in the construction documents. This is
where the owner states the goals for how a project will be judged as a success or failure.
Development of an accurate OPR is the singularly most important aspect in the commissioning
effort. The OPR is developed by the Owner and is in Appendix B of this document.
5.3. Commissioning Issues Log

Also known as deficiency or non-conformance reports, Cx Issues provide a record of issues
that are discovered throughout the entire commissioning process so that they may be tracked
and appropriately resolved. The Commissioning Issues Log is a formal and ongoing record of
problems or concerns – and their resolution – that have been raised by members of the
Commissioning Team during the course of the entire commissioning process. The Issues Log
then identifies the issues and provides issue status at-a-glance. The commissioning Issue Log
is found in Appendix C of this document.
5.4. Systems Manual Requirements

Content and format for the Systems Manual is determined in this phase and the requirements
are incorporated into the project specifications. The Systems Manual is a system-focused
composite document that includes all information required for the owner/operators to operate
and maintain the commissioned systems. Refer to Appendix D of this document for more
information.

6. Design Phase
The main objectives of Design Phase commissioning are to verify the Owner’s Project
Requirements are incorporated into the design documents, creation of a Basis of Design
document and the updating of the Cx Plan.
6.1. Commissioning Plan

The draft Cx Plan, as created during the Pre-Design Phase, is updated to incorporate any
changes from the OPR and initial “kickoff” meeting that would affect commissioning. The Cx
Plan serves as the roadmap for executing the Cx process during the Construction and
Acceptance Phases. The Cx Plan is continuously updated and revised through the end of the
project, when it becomes a part of the Final Commissioning Report.
6.2. Basis of Design

The Basis of Design (BOD) is a document that records the concepts, calculations, decisions,
and product selections used in the design to meet the Owner’s Project Requirements and to
satisfy applicable regulatory requirements, standards, and guidelines. The document generally
includes both narrative descriptions and lists of individual items that support the design process.
The BOD is developed by the Architect/Engineer of Record and is in Appendix E of this
document.
6.3. Development of Commissioning Specifications

Commissioning contract documents are developed during the design process and include
commissioning specifications and commissioning procedures. Project specifications for
commissioning are contained in Section 01353 for general process requirements. References
are also developed for the technical specification sections to integrate the commissioning
process with the project technical requirements (section 15960). The process is intended to be
integrated with the normal construction process and check, test, and start-up activities. Refer
to Appendix F of this document for the project commissioning specifications.
6.4. General Review of Drawings and Specifications

The CxA, along with the traditional design team members, reviews the full set of Construction
Documents and specifications when design is at approximately 50% and 100% completion.
The A/E provides the necessary documents to the CxA. The CxA provides a focused review of
the project documents and provides feedback with respect to the design intent as identified in
the OPR and BOD, resource conservation issues, sustainability and operation and maintenance
(O&M) issues as they relate to commissioned systems.
The CxA is not responsible for design concept, design criteria or compliance with codes. The
CxA does not verify the designers’ calculations or proof schematics or layouts in detail. The
CxA uses his or her knowledge to provide input into the various systems. For example, the CxA
does not verify appropriate pipe or duct sizing, but may provide comments on unusually tight or
restrictive duct layouts and bends or a poor location of a static pressure sensor.
The CxA provides a copy of the review comments to the Owner. The A/E provides a written
response to the CxA and Owner.

6.5. Training Requirements

Training requirements are established during the Design Phase and are incorporated into the
project specifications for each system that requires training.
7. Construction Phase
The construction phase includes commissioning tasks executed after the Design Phase has
been completed and prior to the Acceptance Phase. The main commissioning activities
performed during this phase are equipment submittal review, verification that the systems are
correctly installed and manufacturer / subcontractor equipment start-ups.
7.1. Submittals
The Owner will provide the CxA with a full set of approved equipment and system submittals for
review to ensure compliance to the OPR, BOD and Contract Documents. This equipment data
includes installation and start-up procedures, operation & maintenance (O&M) data,
performance data and BAS control drawings. The subcontractors, CM or A/E shall notify the
CxA of any new OPR or operating parameter changes, added control strategies and sequences
of operation, or other change orders that may affect commissioned systems.
Once there is an approved submittal, the respective subcontractor (MC, EC, BAS, etc.) will
submit information required for commissioning, including:
o Cutsheets and performance data (regular submittal data)
o Product description literature (general information)
o Installation Guide
o Start-up guide and checkout plan
o Test plans / reports (factory tests, start-up test, etc.)
o Operation and Maintenance (O&M) books
o Warranty and service contract information
o Control drawings and points list
o Control sequences and schedules
o Certifications (pressure, leaks, gas, government inspections, etc.)
7.2. Site Observation

The CxA makes periodic site visits to witness the progress of equipment and system
installations. Each site visit will have a specific agenda and will be coordinated with the Owner.
The CxA attends selected planning and job-site meetings in order to remain informed on
construction progress and to update parties involved in commissioning. The Owner provides
the CxA with information regarding substitutions or change orders that may affect
commissioned equipment or the commissioning schedule.

7.3. Checklist Development

This section describes the processes in which the equipment/systems are verified to be
installed in accordance with the contract documents and/or the manufacturer’s
recommendations.
7.3.1. Pre-Functional Tests
Pre-Functional Checklists (PFT) are important to verify that the equipment and systems
are connected and operational to ensure functional performance testing may proceed
without unnecessary delays. Each piece of equipment receives a full checkout by the
CxA and associated subcontractors. In general, the CxA will complete PFTs for all
equipment and systems prior to formal functional performance testing of equipment.
Pre-Functional Tests are primarily installation verifications, static inspections and start-
up procedures to prepare the equipment or system for initial operation (e.g., oil levels
OK, fan belt tension, labels affixed, gauges in place, sensor calibration completed,
systems installed as per design documents and details, etc.). Examples of the static
inspections that the subcontractor must perform are hydrostatic testing of all piping
systems and pressure testing of all ducts for leakage. Completed static test inspection
sheets are to be submitted to the CxA.
Subcontractors typically already perform many of the PFT items that the CxA will
recommend. The CxA will perform and/or witness the PFT verification and document
the results.
See Appendix G for the Pre-Functional Checklists to be used on this project.
7.3.2. BAS Controls Checklist

The BAS contractor develops and submits a written systematic plan to the CxA, which
describes the process they intend to follow in checking out the control system and the
forms on which they will document the process. This plan should include sequence of
operation, points list, point-to-point checkout sheets and control drawings. The BAS
contractor will also meet with the TAB contractor prior to the start of TAB and review the
TAB plan to determine the capabilities of the control system for the use in TAB. The
BAS contractor will provide a technician qualified to operate the controls to assist the
TAB contractor in performing TAB. TAB work will not begin until the control system has
received a point-to-point checkout and equipment can run in normal mode under full
control of the control system.
7.3.3. TAB Checkout Plan

The TAB contractor submits the outline of the TAB plan and approach through the
Owner to the CxA and the BAS subcontractor. This plan is to include the approach and
explanation of the intended use of the Building Automation System in the TAB process.
The CxA reviews the plan and approach for understanding and coordination issues and
may comment, but does not “approve”. The BAS contractor reviews the feasibility of
using the BAS for assistance in the TAB work. The TAB submits weekly written reports
of discrepancies, contract interpretation requests and lists of completed tests through
the CM to the CxA. This will facilitate quicker resolution of problems and will result in a
more complete TAB before functional performance testing begins.

7.3.4. Subcontractor / Manufacturer Equipment Start-Up Plan

At a time designated by the owner, the subcontractor or manufacturer’s representative
who has contractual obligation to provide start-up services shall startup the systems and
equipment in accordance with the Contract Documents and the manufacturer’s
requirements. The subcontractor/manufacturer’s representative shall provide all
materials, test equipment, utilities, etc., and sufficient responsible and knowledgeable
personnel from each related trade as required demonstrating proper system operation.
This start-up test shall be in addition to the requirements for subcontractor tests, Code
official’s inspection tests, Authority Having Jurisdiction requirements and operating
instructions. The subcontractor shall supervise, conduct, and document the start-up
tests. Any adjustments and/or alterations which the start-up tests indicate as necessary
for the proper functioning of all equipment shall be completed before functional
performance testing can begin.
The subcontractor shall submit start-up procedures, data sheets and recording forms for
review a minimum of four weeks prior to execution of the start-up verification process.
7.3.5. Execution of Pre-Functional Checklists

The project construction team (e.g. subcontractors, CM, etc.) are fully responsible for
installation of all equipment related to the scope of the project and all manufacturer
start-up inspections and checklists.
It is the responsibility of the subcontractors and/or vendors to direct and execute all
startup activities. All System Readiness checklist items are to be completed during the
scheduled equipment/system start-up. The CxA or CM may observe selected startup
procedures of primary equipment.
The CxA is responsible for the execution of all pre-functional checklists. Pre-functional
checklists shall ensure that the equipment and systems are hooked up and operational.
The pre-functional testing for a given piece of equipment or system must be
successfully completed prior to formal Functional Performance Testing can begin.
8. Acceptance Phase
The acceptance phase includes commissioning tasks executed after the construction has been
completed, all site observations and static tests have been completed and all Pre-Functional
Tests have been completed and accepted. The main commissioning activities performed
during this phase are verification that the installed systems are functional as verified by
conducting Functional Performance Tests and Owner training.
8.1. Functional Performance Testing Overview

Functional testing is the dynamic testing of systems (rather than just components) under full
operation. Systems are tested under various modes, such as during low cooling or heating
loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm,
power failure, etc. The systems are run through all of the control system’s sequences of
operation and components are verified to be responding as the sequences state. The CxA
develops the Functional Test Procedures in a sequential written form and tests and documents
the actual performance.

8.2. Functional Performance Testing Development Process

Before Functional Test Procedures are written, the CxA will require all requested
documentation and a current list of change orders affecting equipment or systems, including an
updated points list, control sequences and set-points. The CxA develops specific Functional
Test Procedures to verify proper operation of each piece of equipment and system, using the
information required in the Specifications and the representative start-up procedures required
by the manufacturer. The CxA will obtain information as needed and required by the
specifications from the owner, as needed, regarding sequences and operation, manufacturers
start up reports and test and balance reports to develop these tests. Functional testing and
verification may be achieved by manual testing (persons manipulate the equipment and
observe performance) or by monitoring the performance and analyzing the results using the
control system’s trend log capabilities.
Functional testing and verification may be achieved by manual testing (persons manipulate the
equipment and observe performance) or by monitoring the performance and analyzing the
results using the control system’s trend log capabilities or by stand-alone data loggers. The
CxA will follow the specifications and use judgment where needed to determine which method
is most appropriate.
8.3. Pre-Requisites for Functional Performance Testing

The following applicable prerequisite checklist items are required to be completed and checked
off by the CxA prior to functional performance testing:
• All related equipment has been started up, start-up reports have been submitted
and Pre-Functional Tests have been completed.
• All control system functions for this and all interlocking systems are programmed
and operable per contract documents, including final set-points and schedules
with debugging, loop tuning and sensor calibrations completed.
• Piping system flushing complete and required report approved.
• Water treatment system complete and operational.
• Test and balance (TAB) complete and approved for the air and hydronic
systems.
• All A/E punchlist items for commissioned equipment are completed.
• Safeties, operating ranges, time-of-day schedule and setpoints for the control
system have all been coordinated and tested.
• Other miscellaneous checks of the PFT checklist and start-up reports completed
successfully.
8.4. Execution of Functional Performance Tests

The Functional Performance Test (FPT) is to be carried out on all equipment to be
commissioned. Each FPT tests the sequence of operations implemented by the design
engineer to find out if the equipment responds as expected to certain commands. The CxA
develops the functional test procedures in a sequential written form, coordinates, oversees and
documents the actual testing, which is usually performed by the BAS subcontractor and other
members of the CxT as required.

The control system is tested before it is used to verify performance of other components or
systems. The air balancing and water balancing is completed and debugged before functional
testing of air-related or water-related equipment or systems. Testing proceeds from
components to subsystems to systems and finally to interlocks and connections between
systems.
See Appendix H of this document for the Functional Performance Tests to be used on this
project.
8.5. Trend Logs and Monitoring

The CxA may use the BAS to monitor system points on an as-needed basis. All monitoring will
occur after systems are in normal operation and manual functional testing and other adjusting
of setpoints and schedules are complete. Normally this occurs a few weeks after substantial
completion. The CxA provides a list of monitoring points to the BAS contractor for trending
setups. The trending duration is typically for 1 to 2 weeks.
8.6. Sampling
Multiple identical pieces of non-life-safety or otherwise non-critical equipment may be
functionally tested using a sampling strategy.
8.7. Commissioning Issues and Retesting

The CxA record the results of the functional test on the procedure or test form. All issues
identified during the verification testing are documented on the Issue Log and reported to the
Owner. The Issue Log includes all details of the components or systems found to be non-
compliant with the parameters of the test plans. The report details the adjustments or
alterations required to correct system operation, at which time Owner will identify the
responsible party.
Corrections of minor issues identified may be made during the tests at the discretion of the CxA
with the concurrence of the Owner. In such cases the issue and resolution will be documented
on the Issues Log. Every effort will be made to expedite the testing process and minimize
unnecessary delays, while not compromising the integrity of the procedures.
For all other issues, once an issue has been identified and a resolution has been decided, the
appropriate party corrects the issue and notifies the CxA that the equipment is ready to be
retested. The CxA reschedules the test and the test is repeated until satisfactory performance
is achieved.
The commissioning Issue Log is found in Appendix C of this document.
8.8. Seasonal Testing

Seasonal variation in operations or control strategies may require additional testing during the
opposite season to verify performance of the HVAC system and controls. During the warranty
period, seasonal testing and other deferred testing is completed as required to fully test all
sequences of operation. Operation coordinates these activities. Tests are executed and
documented, with deficiencies corrected by the appropriate subcontractors. Any final
adjustments to the O&M manuals and as-builts due to the testing are also completed.

8.9. Systems Manual

The Systems Manual is intended to be a usable information resource containing all of the
information related to the systems, assemblies, and commissioning process in one place with
indexes and cross references.
8.10. Training and Orientation of Owner Personnel

After completion of system start-up and functional testing, the subcontractors shall perform
owner training and orientation on equipment and systems installed under this project. Along
with a complete demonstration of the system/equipment, the following items are to be reviewed
at the demonstration:
• Operation and maintenance information published by manufacturer.
• Explanation of warranty/guarantee on the system or any special issues to
maintain warranty.
• Provide an overview of the purpose and operation of the equipment, including
required interactions of staff with the equipment, and written operating
instructions detailing integral controls, troubleshooting, alarms, manual
operation.
• Provide technical information regarding the purpose, operation, troubleshooting
and maintenance of this equipment at a very detailed level, expecting that almost
all operation, service and repair will be provided by the facilities personnel.
• Service, maintenance and preventative maintenance (sources, spare parts
inventory, special tools, etc.)
• Drawings showing “as-built” conditions.
8.11. Final Commissioning Report

After completion of all commissioning activities, the CxA will write a final summary report
documenting the overall results of the commissioning process and recommending acceptance
of the commissioning process and related documentation.
The final commissioning report will include an overview or summary of the commissioning
process, major results of the process, the final commissioning issues log and resolutions,
commissioning progress and field reports, a deferred testing log, an unresolved issues log, a
lessons-learned evaluation, and concluding with a recommendation to accept the process as
complete.
For each piece of commissioned equipment, the report should contain the disposition of the
CxA regarding the adequacy of the equipment, documentation and training meeting the
contract documents in the following areas:
• Equipment meeting the equipment specifications

• Equipment installation
• Functional performance and efficiency
• Equipment documentation and design intent
• Operator training
Appendices shall contain acquired sequence documentation, logs, meeting minutes, progress
reports, deficiency lists, site visit reports, findings, unresolved issues, communications, etc.

Pre-Functional tests, functional performance tests, monitoring data and analysis will be
provided in a separate labeled binder.
9. Warranty Phase
The warranty phase includes commissioning efforts executed after a project has been
completed and accepted by the Owner. The commissioning tasks include follow-up on
verification of system performance, measurement and verification tasks and assistance in
identifying warranty issues and enforcing warranty provisions of the construction contract.
9.1. Deferred Testing

Unforeseen Deferred Tests: If any test cannot be completed due to the building structure,
required occupancy condition, or other deficiency, the functional testing may be delayed upon
approval of the owner. These tests are conducted in the same manner as the seasonal tests
as soon as possible.
9.2. Warranty Period

During the warranty period, seasonal testing and other deferred testing required is completed
according to the specifications. The CxA coordinates this activity. Tests are executed and
deficiencies corrected by the appropriate subs, witnessed by the CxA. Any final adjustments to
the O&M manuals and as-builts due to the testing are made. In addition, the CxA will return to
the project approximately 10 months into the 12-month warranty period. During this visit, the
CxA will review with facility staff the current building operation and the condition of outstanding
issues related to the original and seasonal commissioning. The CxA will also interview facility
staff and identify problems or concerns they have operating the building as originally intended.
The CxA will make suggestions for improvements and for recording these changes in the O&M
manuals. The CxA will identify areas that may come under warranty or under the original
construction contract. The CxA will also assist facility staff in developing reports, documents
and requests for services to remedy outstanding problems.
10. Schedule
The CxA works with the Owner in order to incorporate the commissioning tasks into the overall
project schedule in order to allow the subcontractors to perform commissioning in the normal
flow of a project.

Index of Appendices
Appendix A - Commissioned Systems
Appendix B - Owner’s Project Requirements
Appendix C - Commissioning Issues Log
Appendix D - Systems Manual Requirements
Appendix E - Basis of Design
Appendix F - Project Commissioning Specifications
Appendix G - Pre-Functional Tests
Appendix H - Functional Performance Tests

Appendix A: Commissioned Systems
The following are the commissioned systems from the specifications for this project. All
general references in this document refer only to equipment that is to be commissioned.
System Equipment Description

100% Outside Air Rooftop Units (Qty. 7)
Water Source Heat Pump Rooftop Units (Qty. 5)
Water Source Heat Pumps (Qty. 37)
Split System Air Conditioning Units (Qty. 5)
Exhaust Fans (Qty. 9)
Various Unit Heaters and Cabinet Unit Heaters
Make-Up Air Handling Unit (Qty. 1)
HVAC
Radiant Ceiling Panels (Qty. 41)
Heat Exchangers (Qty. 2)
Pumps (Qty. 8)
Hot Water Boiler (Qty. 1)
Closed Circuit Cooling Tower (Qty. 2)
Supply, Return and Exhaust Ductwork System
HVAC Piping
Plumbing Domestic Hot Water Heaters and Systems
Electrical Lighting Occupancy / Daylighting Controls
BAS Controlled devices, control loops and system integration
TAB Testing, Adjusting and Balancing
Functional Performance Test (FPT) State College High School
(Heat Pump Water Loop)
Test Type: Functional Performace Test Checklist #: FPT-HPWL-1

System: Heat Pump Water Loop Technician(s):
Equipment Tag: B-1, CCC-1, P-1 to 3 Date Completed:
Location: SCSD Project #:
Serves: ABE Project #: J11-XXX
BAS Schematic Drawing (for information only)
Sequence of Operation Functional Testing

Note: Enter “pass” if acceptable (enter "fail" and provide comment if unacceptable) in the results sections
General Mode
BAS Sequence of Operation for General Mode:
Heat Pump Override Test

Results
Trigger for Test: Expected Outcome: Comment #
(pass/fail)
Verify the cooling tower, boiler, associated
Disconnects are pulled to the "off"
water loop pumps and 100%OA unit
position.
disconnects are "off".
Central loop water system (cooling tower,
Press override button on individual heat pump
boiler, pumps, etc.) are indexed to the
space temperature sensor. occupied mode of control
Unoccupied Mode
BAS Sequence of Operation for Unoccupied

Mode:
Start/Stop Test
Results
(pass/fail)
Boiler and Pump (P-3) de-energizes
Hot water mixing valve indexed closed to
boiler
Index heat pump water system into unoccupied Combustion air dampers close
mode Cooling tower de-energizes
Cooling tower bypass valve indexed closed
to tower
Loop pumps (P-1 and P-2) de-energize
FPT - Heat Pump Water Loop 1 of 4 FPT-HP-01

Occupied Mode
BAS Sequence of Operation for Occupied
Mode:
Mode Enable Test

Results
(pass/fail)
Index heat pump water system into occupied
(See individual equipment tests below) n/a n/a
mode
Loop Pumps Control Test

Results
(pass/fail)
Heat pump loop indexed to occupied mode Lead loop pump energizes
Place the lead loop pump disconnect into the
Lag loop pump energizes
"off" position.
Verify the user selectable pump rotation Pumps rotate on a daily, monthly,
schedule. runtime or manual timetable.
Adjust the water differential pressure setpoint(s) The pump variable frequency drive ramps
above the current water differential pressure up to satisy the new water differential
value(s). pressure setpoint.
Adjust the water differential pressure setpoint(s) The pump variable frequency drive ramps
below the current water differential pressure down to satisy the new water differential
value(s). pressure setpoint.
Boiler Control Test

Results
(pass/fail)
Confirm the boiler enable loop supply water
Setpoint is 50 Deg F
temperature setpoint is 50 Deg F
Boiler energizes
Combustion air dampers open
Adjust the loop water supply temperature setpoint
above the current loop water supply temperature Boiler circulator pump (P-3) energizes
value. Water loop reset control valve modulates as
required to maintain the required supply
water temperature setpoint.
Cooling Tower Control Test

Results
(pass/fail)
Confirm the cooling tower enable loop supply water
temperature setpoint is 90 Deg F

Isolation damper opens

Fans energize
Fan variable frequency drive ramps up

Adjust the tower discharge water temperature
setpoint below the current tower water discharge fan speed to satisfy the new tower water
temperature value. discharge temperature setpoint.
Once the VFD speed is at maximum,
the spray pump energizes to maintain
the new tower water discharge setpoint.
Isolation damper closes
Adjust the tower discharge water temperature Fans de-energize
setpoint above the current tower water discharge Spray pump de-energizes
temperature value.
Tower bypass valve modulates closed
to tower
Simulate a low sump water level Water make-up valve opens
Safeties and Alarms

BAS Sequence of Operation for Safeties and
Alarms:
Low Outside Air Temperature Flow Control and Alarm Test
Results
(pass/fail)
Lead heat pump loop energizes
Adjust the low outside air temperature flow
control setpoint below the current outside air Cooling tower bypass valve modulates to
temperature value. maintain a minimum flow of 200GPM
through the cooling tower.
Misc. Alarm Testing
Results
Verify the following alarms: Expected Outcome: Comment #
(pass/fail)
Loop pump (P-1, P-2) VFD fault alarm Alarm indicated at BAS terminal
Pump (P-1 to 3) failure alarms Alarm indicated at BAS terminal
Boiler failure alarm Alarm indicated at BAS terminal
Cooling tower fan VFD fault alarm Alarm indicated at BAS terminal
High cooling tower sump level alarm Alarm indicated at BAS terminal
Low cooling tower sump level alarm Alarm indicated at BAS terminal
Low cooling tower sump water temperature alarm Alarm indicated at BAS terminal
Low water loop pressure alarm Alarm indicated at BAS terminal
Low water loop temperature alarm Alarm indicated at BAS terminal
High water loop temperature alarm Alarm indicated at BAS terminal

Comment Sheet
Comment # Description
Additional Notes / Observations

Note /
Description
Observation #

(Variable Air Volume AHU Unit)
Test Type: Functional Performace Test Checklist #: FPT-AHU-5

System: VAV AHU Unit Technician(s):
Equipment Tag: AHU-5 Date Completed:

Unoccupied Mode
The units supply fan is de-energized and the units outside air
damper shall be closed and return air damper opens. Any one of
BAS Sequence of Operation for Unoccupied the VAV box space temperature sensors shall cycle the fan,
Mode: electric heat and mechanical cooling as required to maintain
reduced night setback setpoint. The VAV dampers shall continue
to modulate to maintain night setback setting.
Start/Stop Test
Results
(pass/fail)
Supply fan de-energizes
Index unit into unoccupied mode Outside air damper closes
Return air fan opens
Verify all VAV box night heating setback
Setpoints are 65DegF
temperatures are 65DegF.
Supply fan energizes.
Check Heating Mode: Adjust a VAV box space
temperature setpoint above the current VAV Outside air damper remains closed and
box space temperature value. return air damper remains open.
Electric heat energizes
Verify all VAV box night cooling setback
Setpoints are 80DegF
temperatures are 80DegF.
Supply fan energizes.
Check Cooling Mode: Adjust a VAV box space
Outside air damper remains closed and
temperature setpoint below the current VAV
return air damper remains open.
box space temperature value.
Mechanical cooling energizes
Return all setpoints to as-found values. Setpoints returned to as-found values.
FPT - Variable Air Volume AHU Unit 1 of 4 FPT-AHU-5
Warm-Up Mode
Unit will be indexed to the warm-up cycle when the average space
temperature is below the occupied heating temperature setpoint of
70DegF (adj.). The unit fan shall run continuously. Outside air
BAS Sequence of Operation for Warm-Up damper shall be closed, return air damper open and the VAV box
Mode: dampers shall be at a maximum setpoint position. When the
average space temperature is at the occupied setpoint, then the
morning warm-up cycle will be switched over to the occupied
mode.
Start/Stop Test
Results
(pass/fail)
Supply fan energizes
Outside air damper closes
Return air damper opens
Index unit into warm-up mode Electric heat is energized
Mechanical cooling is locked-out
VAV box dampers at maximum setpoint
position
Cool-Down Mode
Unit will be indexed to the cool-down cycle when the average
space temperature is above the occupied cooling temperature
setpoint of 75DegF (adj.). The unit fan shall run continuously.
BAS Sequence of Operation for Cool-Down Outside air damper shall be closed, return air damper open and
Mode: the VAV box dampers shall be at a maximum setpoint position.
When the average space temperature is at the occupied setpoint,
then the morning cool-down cycle will be switched over to the
occupied mode.
Start/Stop Test
Results
(pass/fail)
Index unit into cool-down mode Electric heat is de-energized
Mechanical cooling is energized
VAV box dampers at maximum setpoint
position
Occupied Mode
Upon the unit being indexed into occupied mode, the supply fan
shall run continuously and the outside air damper shall be opened
to minimum position. Based on the required space temperature
setpoints, the units mechanical cooling, economizer dampers and
Mode:
electric heat shall be modulated in sequence to maintain a
discharge air temperature reset schedule between 55DegF and
120DegF.
Supply Temperature Control Test

Results
(pass/fail)
Index unit into occupied mode
Outside air damper opens to minimum
Adjust the space temperature setpoint above
Electric heat stages on
the current space temperature value.
Electric heat stages off
Adjust the space temperature setpoint below

Mechanical cooling is energized
the current space temperature value.
As OA conditions permit, the outside air
damper modulates open for economizer.
Supply Static Control Test
Results
(pass/fail)
Adjust the supply static setpoint above the
Bypass damper modulates closed
current supply static value.
Adjust the supply static setpoint below the
Bypass damper modulates open
current supply static value.
CO2 Control Test
Results
(pass/fail)
Adjust the return air CO2 setpoint above the Outside air damper modulates to minimum
current return air CO2 value. setpoint
Adjust the return air CO2 setpoint below the
Outside air damper modulates open
current return air CO2 value.
Safeties and Alarms

A duct mounted smoke detector shall de-energize the unit fan, the
BAS Sequence of Operation for Safeties and outdoor air damper shall close, the return air damper shall open,
Alarms: electric heating and mechanical cooling shall both be disabled
when products of combustion are sensed.
Smoke Detector Alarm Test
Results
(pass/fail)
Supply fan denergizes
Duct mounted smoke detector senses products
of combustion
Misc. Alarm Testing
Results
(pass/fail)
Smoke detector alarm Alarm indicated at BAS terminal
Filter differential pressure alarm Alarm indicated at BAS terminal
Return air high CO2 alarm Alarm indicated at BAS terminal
Supply static high alarm Alarm indicated at BAS terminal

Comment Sheet
Note /
Description
Observation #

(Water Source Heat Pumps)
Test Type: Functional Performace Test Checklist #: FPT-HP-01

System: Heat Pump Technician(s):
Equipment Tag: HP-01 Date Completed:

General Mode
BAS Sequence of Operation for General Mode:
Start/Stop Test
Results
(pass/fail)
Verify the cooling tower, boiler, associated
Disconnects are pulled to the "off"
water loop pumps and 100%OA unit
position.
disconnects are "off".
Heat pump indexed to occupied mode of
control
100% OA Rooftop unit indexed to occupied

Press override button on individual heat pump
mode of control
space temperature sensor.
Central loop water system (cooling tower,
boiler, pumps, etc.) are indexed to the
occupied mode of control
Unoccupied Mode
BAS Sequence of Operation for Unoccupied

Mode:
Start/Stop Test
Results
(pass/fail)
Index unit into unoccupied mode
Isolation valve closes
Compressor de-energizes
FPT - Water Source Heat Pumps 1 of 5 FPT-HP-01

Space Temperature Control Test

Results
(pass/fail)
Confirm the unoccupied space temperature setpoint
for heating is 55 Deg F
Adjust the space temperature setpoint above the Compressor energizes

current space temperature value. Isolation valve opens
Outside air damper remains closed
Confirm the unoccupied space temperature setpoint
for cooling is 85 Deg F
Compressor energizes
Adjust the space temperature setpoint below the
Isolation valve opens
current space temperature value.
Reversing valve energizes
Morning Warm-Up Mode
BAS Sequence of Operation for Morning Warm-

Up Mode:
Results
(pass/fail)
Index unit into morning warm-up mode
Morning Cool Down Mode
BAS Sequence of Operation for Morning Cool

Down Mode:
Results
(pass/fail)
Index unit into morning cool down mode Isolation valve opens

Occupied Mode
Mode:
Start/Stop Test
Results
(pass/fail)
Index unit into occupied mode
Outside air damper opens to minimum
position
Space Temperature Control Test

Results
(pass/fail)
Adjust the space temperature setpoint above the
Reversing valve de-energizes
Adjust the space temperature setpoint below the
Outside Air Damper Control Test

Results
(pass/fail)
Adjust the space CO2 setpoint below the current Outside air damper modulates open as
space CO2 value. required to maintain the new CO2 setpoint
Adjust the space CO2 setpoint above the current Outside air damper modulates closed
space CO2 value. towards minimum setpoint
Demand Limiting Control

BAS Sequence of Operation for Demand
Limiting Control:
Setpoint Adjustment Test
Results
(pass/fail)
Adjust the facility power consumption kW Space temperature setpoint shall be relaxed
setpoint below the current facility power (lowered in heating mode and raised in
consumption value. cooling mode)
Adjust the facility power consumption kW
Space temperature setpoint returns to
setpoint above the current facility power
previous value.
consumption value.

Environmental Index
BAS Sequence of Operation for Environmental
Index:
Readout Test
Results
(pass/fail)
BAS calculates the space Environmental
Unit needs to be in occupied mode and BAS Index (0-100%)
controller is monitoring zone temperature and
CO2 readings Readout includes the percentage of time
since occupancy began that the
Enviromental Index was 70% or higher.
Safeties and Alarms

BAS Sequence of Operation for Safeties and
Alarms:
High Condensate Level Alarm Test
Results
(pass/fail)
Simulate a high level of condensate in the drain
Compressor de-energizes
pan
Isolation valve closes
Loop Water Flow Switch Test
Results
(pass/fail)
While heat pump is running, close water loop Supply fan de-energizes
supply or return manual isolation valve Compressor de-energizes
Misc. Alarm Testing
Results
(pass/fail)
Supply fan failure alarm Alarm indicated at BAS terminal
High and low space temperature alarm Alarm indicated at BAS terminal
Low space temperature alarm Alarm indicated at BAS terminal
Heat pump general alarm Alarm indicated at BAS terminal
High space CO2 alarm (where applicable) Alarm indicated at BAS terminal

Comment Sheet

Note /
Description
Observation #

Fee Proposal
Thank you for the opportunity to provide this proposal for Commissioning Services to the State College
School District for the High School Project located in State College, PA.
1. Air Balancing Engineers proposes to provide Building Commissioning services to the State
College Area School District for the High School construction project based on the Scope of
Work described in Part B of the Request for Proposal and the Form of Agreement and its terms
and conditions attached to the Proposal, for a fixed fee of: $345,550
The above lump sum fee includes the necessary tasks to achieve both the LEED Fundamental
Commissioning of Building Energy Systems prerequisite and the LEED credit for Enhanced
Commissioning.
2. In addition to the above referenced services, an additional fee is proposed to complete the
Building Envelope Commissioning services, also described in Part B of the Request for Proposal as
follows: $134,650
3. Breakdown of LEED Fundamental and Enhanced Commissioning Lump Sum Fee:
a. Design Phase:
i. Fee: $41,500
ii. Hours: 354 hours
iii. Representative Tasks:
1. Design Review of Owner’s Project Requirements (OPR) and Basis of Design
(BOD)
2. Meeting related to LEED
3. Pre-bid design reviews of contract documents against the OPR/BOD at
60% and 90% completion
4. Create Commissioning Specifications for inclusion in the contract
documents
5. Attend 3-5 project design meetings (as required)
b. Construction Phase:
i. Phase 1 – New:
1. Fee: $67,380
2. Hours: 580 hours
ii. Phase 2 – New/Renovation:
1. Fee: $112,300
2. Hours: 960 hours
iii. Phase 3 – North Construction:
1. Fee: $44,900
2. Hours: 380 hours
iv. Representative Tasks (same for construction phases 1, 2 and 3):
1. Submittal review for compliance with OPR and BOD
2. Develop, prepare and implement Commissioning Plan
3. Jobsite installation inspections – pre-functional testing
4. Equipment startup verification
5. Functional Performance Testing
6. Commissioning / Construction Meetings
c. Warranty / Acceptance Phase

i. Fee: $79,470
1. 10 month Completion review with staff and occupants

Fee Proposal
2. Develop a Systems Manual with the Project Team
3. Turnover seminar training checklists
4. Post Acceptance Testing
5. Written Final Summary of Commissioning Report
6. Prepare and upload electronic documents for LEED online
Breakdown of Building Envelope Commissioning Lump Sum Fee:
a. Design Phase:
i. Fee: $16,160
1. Work with Design Team during development of building shell/envelope
detailing.
2. Pre-bid design reviews of contract documents at 60% and 90%
completion. Areas of focus for the design reviews will be the water
barrier, air barrier, vapor barrier and thermal barrier.
3. Create Commissioning Specification for inclusion in the contract
documents
4. Attend 3-5 project design meetings (as required)
b. Construction Phase:
i. Phase 1 – New:
1. Fee: $26,250
2. Hours: 190 hours
ii. Phase 2 – New/Renovation:
1. Fee: $43,760
2. Hours: 315 hours
iii. Phase 3 – North Construction:
1. Fee: $17,500
2. Hours: 126 hours
iv. Representative Tasks (same for construction phases 1, 2 and 3):
1. Inspection based verification of the walls, footing & floors, windows &
doors and roofs.
2. Perform periodic site visits to observe the building envelope construction
3. Submittal review for compliance with specifications
4. Installation inspections at the following milestones:
a. Prior to air barrier installation
b. During air barrier and thermal barrier installation
c. At air barrier completion
d. At roof completion
e. At door and window trim installation
5. Develop, prepare and implement a Building Envelope Commissioning
Plan
6. Sample items to be reviewed during inspections:
a. Low spots without drains
b. Incorrect insulation
c. Flashing obstructing drainage
d. Commissioning / Construction Meetings as required
c. Warranty / Acceptance Phase:
i. Fee: $30,980

Proposal ｜
Prepared for
Fee Proposal
1. Develop a Systems Manual with the Project Team
2. Written Final Summary of Commissioning Report
3. Perform Infrared Scan of building envelope to determine any areas of
unacceptable air leakage or heat loss (performed during heating
season).
Proposed Sampling Rates: In our experience, identifying a detailed equipment sampling plan is
difficult when the construction documents are only at a 30% completion stage. At this design
stage, full system interoperability is not fully defined and detailed. By implementing a sampling
plan now, some of these specific system to system or critical equipment testing could be
overlooked. The pricing above reflects 100% testing of equipment (no sampling). A sampling plan
could be created at a later drawing stage (e.g. 80% or 90%) once the final amounts and type of
equipment and systems are known.
A typical sampling schedule could be similar to the following:
Main System Subsystem Sampling

Rate
Central Building Automation n/a 100%

System, including linkages to
remote monitoring and control
sites (excluding any security
related control systems or
interlocks
HVAC Equipment Rooftop Air Handling Units 100%
Water Source Heat Pumps 100%
Variable Air Volume Terminal Boxes 20%
Boilers, cooling towers, pumps 100%
Distribution ductwork and piping 20%
Refrigeration Systems Chillers 100%
Split System Air Conditioning Units (<5 ton) 20%
Life safety systems (fire alarm, fire n/a 100%

protection) as related to the
HVAC systems
Service water systems, including Rainwater cistern, pumps, filters 100%

rainwater harvesting systems
Sinks, faucets, toilets 20%
Domestic hot water systems Domestic water heaters 100%
Distribution piping and devices 20%

Proposal ｜
Prepared for
Fee Proposal
Emergency power and n/a 100%
uninterruptible power supply
(UPS) systems and/or emergency
generator
Communication and paging n/a 100%

systems
Daylight harvesting, and central Head end control panel 100%

and local lighting controls
systems (including occupancy Occupancy / daylighting sensors 20%
sensor sampling)
Building envelope systems to help n/a As

ensure against bulk water required
intrusion, water infiltration and air
infiltration
4. Fee Schedule of Hourly Rates to be used for any Additional Services that may be required on the
project:
Clerical / Administrative $55/hr

Senior Designer / Commissioning Specialist $90/hr
Sr. Project Professional $130/hr
Sr. Technical Professional / Sr. Commissioning Specialist $150/hr
Project Manager $150/hr
5. Reimbursable expenses (accounting, mileage, travel expenses, etc.) are included in the Lump
Sum Fees listed above.
6. A sample agreement (EJCDC) for commissioning services is attached. We are open to either
using an agreement similar to this one or some other similar type for this project.
7. Assumptions / Exclusions:
a. While not included in the above scope of work, the owner can elect to perform more in-
depth envelope functional testing (such as ASTM): Whole building pressure test, assembly
water intrusion tests, roof water intrusion tests, thermal intrusion tests and adhesion pull tests.
b. The subcontractors will provide start-up reports and pre-functional checklists and data
forms for major equipment items and automatic controls. Air Balancing Engineers will
review the forms prior to completion.
c. Air Balancing Engineers will prepare test forms and direct the functional performance tests.
The subcontractors will provide the necessary staff (mechanical, controls, electrical,
equipment manufacturer, etc.) to operate the systems.
d. The commissioning agent shall not be responsible for reenergizing any electrical
equipment, machinery or systems that may default to off requiring manual restart during
any electrical circuit testing. The restart of said equipment shall be the responsibility of the
owner or an agent representing the owner or an on-site contractor responsible for the
installation of same.

Fee Proposal
Should you have any questions, please contact me. If this proposal is acceptable to you, please inform
Bart Rado via phone (570) 759-1625, ext. 10 or via email brado@airbalancing.com
We look forward to working with you and your team on this project
and providing solutions that will benefit the State College School District.
This proposal will be valid for 90 days from the date of the letter.
Proposal｜State College Area SD – High School Project Commissioning ｜

Prepared for
SHORT FORM OF AGREEMENT
BETWEEN OWNER AND ENGINEER
FOR
PROFESSIONAL SERVICES
THIS IS AN AGREEMENT effective as of ___ ___________ (“Effective Date”) between
____________________________________("Owner")
and
________________________________________________________(“Engineer”).
Owner's Project, of which Engineer's services under this Agreement are a part, is generally identified as
follows:
_____ __________________(“Project").
Engineer’s Services under this Agreement are generally identified as follows:
___________________________
Owner and Engineer further agree as follows:
1.01 Basic Agreement and Period of Service
A. Engineer shall provide, or cause to be provided, the services set forth in this Agreement. If
authorized by Owner, or if required because of changes in the Project, Engineer shall furnish
services in addition to those set forth above. Owner shall pay Engineer for its services as set forth
in Paragraphs 7.01 and 7.02.
B. Engineer shall complete its services within a reasonable time, or within the following specific time
period: Commissioning services will follow the timeframe set out in the project construction
schedule.
C. If the Project includes construction-related professional services, then Engineer's time for
completion of services is conditioned on the time for Owner and its contractors to complete
construction not exceeding __ months. If the actual time to complete construction exceeds the
number of months indicated, then Engineer's period of service and its total compensation shall be
appropriately adjusted.
2.01 Payment Procedures
A. Invoices: Engineer shall prepare invoices in accordance with its standard invoicing practices and
submit the invoices to Owner on a monthly basis. Invoices are due and payable within 30 days of
EJCDC E-520 Short Form of Agreement Between Owner and Engineer for Professional Services.
Copyright ©2009 National Society of Professional Engineers for EJCDC. All rights reserved.
Page 1
receipt. If Owner fails to make any payment due Engineer for services and expenses within 30 days
after receipt of Engineer’s invoice, then the amounts due Engineer will be increased at the rate of
1.0% per month (or the maximum rate of interest permitted by law, if less) from said thirtieth day.
In addition, Engineer may, after giving seven days written notice to Owner, suspend services under
this Agreement until Engineer has been paid in full all amounts due for services, expenses, and
other related charges. Owner waives any and all claims against Engineer for any such suspension.
Payments will be credited first to interest and then to principal.
3.01 Termination
A. The obligation to continue performance under this Agreement may be terminated:
1. For cause,
a. By either party upon 30 days written notice in the event of substantial failure by the
other party to perform in accordance with the Agreement’s terms through no fault of
the terminating party. Failure to pay Engineer for its services is a substantial failure to
perform and a basis for termination.
b. By Engineer:
1) upon seven days written notice if Owner demands that Engineer furnish or perform
services contrary to Engineer’s responsibilities as a licensed professional; or
2) upon seven days written notice if the Engineer’s services for the Project are delayed
for more than 90 days for reasons beyond Engineer’s control.
Engineer shall have no liability to Owner on account of a termination by Engineer

under Paragraph 3.01.A.1.b.
c. Notwithstanding the foregoing, this Agreement will not terminate as a result of a

substantial failure under Paragraph 3.01.A.1.a if the party receiving such notice begins,
within seven days of receipt of such notice, to correct its substantial failure to perform
and proceeds diligently to cure such failure within no more than 30 days of receipt of
notice; provided, however, that if and to the extent such substantial failure cannot be
reasonably cured within such 30 day period, and if such party has diligently attempted
to cure the same and thereafter continues diligently to cure the same, then the cure
period provided for herein shall extend up to, but in no case more than, 60 days after
the date of receipt of the notice.
2. For convenience, by Owner effective upon Engineer's receipt of written notice from
Owner.
B. The terminating party under Paragraph 3.01.A may set the effective date of termination at a time
up to 30 days later than otherwise provided to allow Engineer to complete tasks whose value
would otherwise be lost, to prepare notes as to the status of completed and uncompleted tasks, and
to assemble Project materials in orderly files.
Page 2
C. In the event of any termination under Paragraph 3.01, Engineer will be entitled to invoice Owner
and to receive full payment for all services performed or furnished in accordance with this
Agreement and all reimbursable expenses incurred through the effective date of termination.
4.01 Successors, Assigns, and Beneficiaries
A. Owner and Engineer are hereby bound and the successors, executors, administrators, and legal
representatives of Owner and Engineer (and to the extent permitted by Paragraph 4.01.B the
assigns of Owner and Engineer) are hereby bound to the other party to this Agreement and to the
successors, executors, administrators, and legal representatives (and said assigns) of such other
party, in respect of all covenants, agreements, and obligations of this Agreement.
B. Neither Owner nor Engineer may assign, sublet, or transfer any rights under or interest (including,
but without limitation, moneys that are due or may become due) in this Agreement without the
written consent of the other, except to the extent that any assignment, subletting, or transfer is
mandated or restricted by law. Unless specifically stated to the contrary in any written consent to
an assignment, no assignment will release or discharge the assignor from any duty or responsibility
under this Agreement.
C. Unless expressly provided otherwise, nothing in this Agreement shall be construed to create,
impose, or give rise to any duty owed by Owner or Engineer to any contractor, subcontractor,
supplier, other individual or entity, or to any surety for or employee of any of them. All duties and
responsibilities undertaken pursuant to this Agreement will be for the sole and exclusive benefit of
Owner and Engineer and not for the benefit of any other party.
5.01 General Considerations
A. The standard of care for all professional engineering and related services performed or furnished
by Engineer under this Agreement will be the care and skill ordinarily used by members of the
subject profession practicing under similar circumstances at the same time and in the same locality.
Engineer makes no warranties, express or implied, under this Agreement or otherwise, in
connection with Engineer’s services. Subject to the foregoing standard of care, Engineer and its
consultants may use or rely upon design elements and information ordinarily or customarily
furnished by others, including, but not limited to, specialty contractors, manufacturers, suppliers,
and the publishers of technical standards.
B. Engineer shall not at any time supervise, direct, control, or have authority over any contractor's
work, nor shall Engineer have authority over or be responsible for the means, methods, techniques,
sequences, or procedures of construction selected or used by any contractor, or the safety
precautions and programs incident thereto, for security or safety at the Project site, nor for any
failure of a contractor to comply with laws and regulations applicable to such contractor's
furnishing and performing of its work.
C. This Agreement is to be governed by the law of the state or jurisdiction in which the Project is
located.
D. Engineer neither guarantees the performance of any contractor nor assumes responsibility for any
contractor’s failure to furnish and perform its work in accordance with the contract between Owner
Page 3
and such contractor. Engineer is not responsible for variations between actual construction bids or
costs and Engineer's opinions or estimates regarding construction costs.
E. Engineer shall not be responsible for the acts or omissions of any contractor, subcontractor, or
supplier, or of any of their agents or employees or of any other persons (except Engineer’s own
employees) at the Project site or otherwise furnishing or performing any construction work; or for
any decision made regarding the construction contract requirements, or any application,
interpretation, or clarification of the construction contract other than those made by Engineer.
F. The general conditions for any construction contract documents prepared hereunder are to be the
“Standard General Conditions of the Construction Contract" as prepared by the Engineers Joint
Contract Documents Committee (EJCDC C-700, 2007 Edition) unless the parties agree otherwise.
G. All documents prepared or furnished by Engineer are instruments of service, and Engineer retains
an ownership and property interest (including the copyright and the right of reuse) in such
documents, whether or not the Project is completed. Owner shall have a limited license to use the
documents on the Project, extensions of the Project, and for related uses of the Owner, subject to
receipt by Engineer of full payment for all services relating to preparation of the documents and
subject to the following limitations: (1) Owner acknowledges that such documents are not
intended or represented to be suitable for use on the Project unless completed by Engineer, or for
use or reuse by Owner or others on extensions of the Project, on any other project, or for any other
use or purpose, without written verification or adaptation by Engineer; (2) any such use or reuse,
or any modification of the documents, without written verification, completion, or adaptation by
Engineer, as appropriate for the specific purpose intended, will be at Owner’s sole risk and without
liability or legal exposure to Engineer or to its officers, directors, members, partners, agents,
employees, and consultants; (3) Owner shall indemnify and hold harmless Engineer and its
officers, directors, members, partners, agents, employees, and consultants from all claims,
damages, losses, and expenses, including attorneys’ fees, arising out of or resulting from any use,
reuse, or modification of the documents without written verification, completion, or adaptation by
Engineer; and (4) such limited license to Owner shall not create any rights in third parties.
H. To the fullest extent permitted by law, Owner and Engineer (1) waive against each other, and the
other’s employees, officers, directors, agents, insurers, partners, and consultants, any and all claims
for or entitlement to special, incidental, indirect, or consequential damages arising out of, resulting
from, or in any way related to the Project, and (2) agree that Engineer’s total liability to Owner
under this Agreement shall be limited to the total amount of compensation received by Engineer,
whichever is greater.
I. The parties acknowledge that Engineer’s scope of services does not include any services related to
a Hazardous Environmental Condition (the presence of asbestos, PCBs, petroleum, hazardous
substances or waste as defined by the Comprehensive Environmental Response, Compensation and
Liability Act, 42 U.S.C. §§9601 et seq., or radioactive materials). If Engineer or any other party
encounters a Hazardous Environmental Condition, Engineer may, at its option and without liability
for consequential or any other damages, suspend performance of services on the portion of the
Project affected thereby until Owner: (1) retains appropriate specialist consultants or contractors to
identify and, as appropriate, abate, remediate, or remove the Hazardous Environmental Condition;
and (2) warrants that the Site is in full compliance with applicable Laws and Regulations.
Page 4
J. Owner and Engineer agree to negotiate each dispute between them in good faith during the 30 days
after notice of dispute. If negotiations are unsuccessful in resolving the dispute, then the dispute
shall be mediated. If mediation is unsuccessful, then the parties may exercise their rights at law.
6.01 Total Agreement
A. This Agreement (including any expressly incorporated attachments), constitutes the entire
agreement between Owner and Engineer and supersedes all prior written or oral understandings.
This Agreement may only be amended, supplemented, modified, or canceled by a duly executed
written instrument.
7.01 Basis of Payment—Lump Sum
A. Using the procedures set forth in Paragraph 2.01, Owner shall pay Engineer as follows:
1. A Lump Sum amount of $ _____.
B. The portion of the compensation amount billed monthly for Engineer's services will be based upon
Engineer's estimate of the percentage of the total services actually completed during the billing
period.
7.02 Additional Services: For additional services of Engineer’s employees engaged directly on the
Project, Owner shall pay Engineer an amount equal to the cumulative hours charged to the Project
by each class of Engineer’s employees times standard hourly rates for each applicable billing class;
plus reimbursable expenses and Engineer’s consultants’ charges, if any. Engineer's standard
hourly rates are attached as Appendix 1.
Page 5
Attachments: Appendix 1, Engineer's Standard Hourly Rates
IN WITNESS WHEREOF, the parties hereto have executed this Agreement, the Effective Date of
which is indicated on page 1.
OWNER: ENGINEER:
By: By:
Title: Title:
Date Signed: Date Signed:
Engineer License or Firm's Certificate

Number:
State of: __ ____________________
Address for giving notices: Address for giving notices:
Page 6

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STATE COLLEGE SCHOOL DISTRICT

HIGH SCHOOL PROJECT

Proposal for Commissioning Services

January 9, 2015 Submitted to:

1. Firm Overview and Project Team

2. Building Commissioning Experience

4. References and Work Samples

5. Fee Proposal and Agreement

｜State College Area SD – High School Project Commissioning

Mr. Edward Poprik

Dear Mr. Poprik:

Air Balancing Engineers is well versed in LEED Fundamental and Enhanced

Bart Rado, President

Air Balancing Engineers

Borton-Lawson (Teaming Partner)

Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

Air Balancing Engineers

Commissioning Authority: Bart Rado

Qualifications and Certifications:

• Certified Building Systems Commissioning

• Certified Building Systems Commissioning – HVAC

• Certified Building Systems Commissioning – Plumbing

• Member of the Building Commissioning Association

• NEBB Certified TAB Supervisor

• NEBB Sound and Vibration Certification

• Energy Management Institute of Pennsylvania – Energy Management Services Contractor

Relevant Commissioning and Testing, Adjusting and Balancing experience:

• Development of Commissioning Plans and Site Specific Testing Forms

• Implementation of the Site Specific Commissioning Process

• Primary commissioning authority for numerous LEED projects.

Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

Commissioning Authority: A.J. Speicher

• Prior work experience at a major building automation controls contractor (Siemens).

Qualifications and Certifications:

• Professional Mechanical Engineer (Pennsylvania, Missouri, Massachusetts)

• Certified Energy Manager (Association of Energy Engineers)

• Building Commissioning Association Member and Chapter Vice-President

• Certified Commissioning Specialist (BCA)

• ASHRAE Anthracite Chapter (Past President)

• U.S. Department of Energy Qualified Steam Specialist

Relevant Commissioning and Building Automation System experience:

• Directed the creation and execution of the following types of commissioning/validation

• Overall project engineering/management experience in a broad range of Direct Digital Control

Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

Bart Rado A.J. Speicher

Commissioning Subject Matter Experts

Tim McManus Marc Caladie Matt Archey Joe Niznik

Dan Zimmerman Stewart Caladie Pat Endler Frank Schraner

｜State College Area SD – High School Project Commissioning

A.J. Speicher, PE, CCP, CEM, LEED GA

Tim McManus, NEBB Certified TAB Technician

Marc Caladie, NEBB Certified TAB Technician

Proposal｜State College Area SD – High School Project Commissioning Prepared for｜

Matthew S. Archey, EIT, LEED®AP BD+C

Frank J. Schraner, Master Electrician (ME)

｜State College Area SD – High School Project Commissioning

Patrick J. Endler, AIA, LEED AP

｜State College Area SD – High School Project Commissioning

The Commonwealth Medical College – New Medical Sciences Building

Proposal｜State College Area SD – High School Project Commissioning Prepared for ｜

Midd-West School District – New Elementary School

｜State College Area SD – High School Project Commissioning

North Pocono – New High School