Today’s buildings are significantly more technologically advanced than those of a decade ago. Enhanced energy efficiency, security, fire protection and building automation requirements are resulting in very complex buildings. The above systems must perform their individual function but also must sequentially interact with each other.

Traditional project delivery provides for the installation of these advanced systems but does not ensure that they operate seamlessly at completion. Commissioning fills the gap between construction and operation. Cx identifies and corrects potential operational problems before occupancy resulting in a building that meets the expectation of the owner and occupants. According to the ASHRAE definition “Commissioning is a quality focused process for enhancing the delivery of the project. The process focuses on verifying and documenting that the facility and all its systems and assemblies are planned, designed, installed, tested, operated and maintained to meet the owners project requirements.”

The USGBC LEED program has two levels of commissioning. Basic commissioning is a prerequisite to receiving a LEED rating.

Basic commissioning includes the following:

• Designate an independent commissioning agent
• Review of the Owners Project Requirements and Basis of Design
• Incorporate commissioning requirements into the construction documents
• Develop and implement a commissioning plan
• Verify the installation and performance of energy related systems

Enhanced commissioning can result in an additional credit. The following additional activities must be performed.

• Mid design review by the Cx agent
• Review contractor submittals for commissioned systems
• Develop a commissioned systems manual
• Verify training of operations personnel
• Review building operation 10 months after completion.

Some owners are reluctant to employ commissioning due to cost. While there is an added cost of approximately 0.5% to 1.5%, studies have shown that these costs can easily be recouped in energy savings by fixing all too common inefficiencies and deficiencies. In addition to the energy savings design review by the commissioning agent often identifies deficiencies in the design documents thus reducing change orders.

Properly operating systems also result in greater tenant satisfaction and retention.

Commissioning does not just apply to new construction. Retrocommissioning (RCx) can be performed on existing buildings. RCx deals with the optimization of existing systems. It focuses on HVAC, the most energy intensive system and the cause of most tenant complaints. Professionals working on RCx have discovered fan coil fan running backwards and fresh air intakes blocked resulting CO2 levels in excess of 1800 ppm.

Building Cx and RCx provides many tangible and intangible benefits to the owners at a very reasonable cost.