What is Commissioning (Cx)?
Commissioning is an “assurance policy”. It is the process of systematically evaluating building equipment, subsystems, operation and maintenance procedures, and the performance of all building components to ensure that they function efficiently as a system. System performance is verified and proven through meticulous observation and documentation.

A commissioning agency is an independent third-party responsible for a detailed review of each system in a building design. This review can entail building inspections, systems commissioning and construction advisory services.

To learn more about specific commissioning services, take a look at some of our current projects.

The Building Commissioning Association’s (BCA) definition of commissioning:
“The basic purpose of building commissioning is to provide documented confirmation that building systems function in compliance with criteria set forth in the Project Documents to satisfy the owner’s operational needs. Commissioning of existing systems may require the development of new functional criteria in order to address the owner’s current systems performance requirements.”

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 design, construction and acceptance.

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Why is commissioning important?
Commissioning ensures that all engineering and design plans are feasible and correct, or in retro-commissioning, that the existing building system works optimally. There are a broad spectrum of problems encountered in general construction, mechanical controls and sequencing, plumbing or electrical systems. A commissioning agency offers expertise in these varied systems and can review an existing building or building plans to avoid or correct mistakes and thereby realize proper installation and optimal operation. Commissioning reduces change orders and RFIs, ensures proper system selection, improves systems performance, and produces an operational building from day one.

Benefits of commissioning include:

	Clearly established expectations about occupant needs, building performance and cost.
	Measurement and prediction of the basic functional, energy efficient and thermal/environmental performance of the building’s automatic control, heating, air-conditioning, refrigeration, lighting and other important systems.
	Testing of building equipment to make sure it works correctly with other equipment and meets design and operational specifications.
	Provides building system documentation for future operations and maintenance.
	Verifies that building and system operators have received appropriate training.
	All systems are optimized for peak performance.
	Call-backs, warranty issues, change orders and RFIs are reduced.

How DCSi works with you.
DCSi is comprised of individuals with engineering, design, inspection and construction consulting experience. We have the theoretical and practical knowledge to work from design conception to building completion and into the building maintenance phase. We tailor economical commissioning solutions to each client’s need. We believe that it is more cost-effective to resolve issues before they become a problem. DCSi realizes its goals by maintaining an ethic based on excellence, timeliness, superior performance and an extreme attention to detail. We strive to provide the highest level of service possible from project inception to completion and to exceed the expectations of our clients. We look forward to working with you. Call us for a free project consultation at: (702) 942-1616, or email us at info@LV-DCSi.com.

The eight primary phases which comprise the Total Building Commissioning Process (TBCxP):
(1) Planning
(2) Design
(3) Documentation
(4) Construction
(5) Training
(6) Turnover
(7) Post Occupancy
(8) Evaluation

Phase 1 - PLANNING

OBJECTIVES:

	Document the owner’s project requirements
	Identify and define, in detail, the client's functional requirements and optimal solution. Establish the project budget, completion date, and organization including all project team members and any required approvals and processes.
	Specify criteria for evaluating the project
	Develop the Design Checklists

DESCRIPTION:
In this phase, the need or problem is described in detail. All inherent implications are assessed, all feasible alternatives are examined and a recommendation is made for the most viable means of meeting the requirement. The upper limit of investment must be established, together with a full description of the ways and means for completing and evaluating the project. This requires coordination of input from a number of sources of expertise and the establishment of the roles and responsibilities required to carry out the project. The “project team” concept should be clearly established at this phase, with a focus on the individual stakeholders' roles and responsibilities.

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Phase 2 - DESIGN

OBJECTIVES:

	Translate the owner’s requirements into verifiable technical criteria that can be used to produce the end product
	Prepare detailed instructions for the implementation phase and define implementation strategies, including project management controls for the remainder of the project
	Oversee the development of the Functional Programming Report that outlines the functional requirements of the client/user
	Assemble the project team to meet senior management and client/users to discuss and agree upon the objectives of the project and outline the different components of the planning process
	Coordinate with the design team to discuss statistical areas of concern and potential difficulties (i.e. constructability review)
	Integrate the commissioning activity into the systems design consideration (i.e. incorporate the processes into the design specifications)

DESCRIPTION:
In this phase, the emphasis is on ensuring that the technical criteria and data collected provide sufficient detail to prepare the complete project instruction including, where applicable, the design criteria that will lead to the satisfaction of the needs of all stakeholders.

Phase 3 - DOCUMENTATION

OBJECTIVES:

	Develop the Commissioning Plan, schedule, forms, etc.
	Review submittals
	Review whether substitutions meet the owner’s needs
	Obtain schedules for the overall project, mechanical, electrical and controls

DESCRIPTION:
In this phase, the emphasis is on developing the Commissioning Plan. This requires submittals, drawings and specifications for the project. It is also vital that the schedules be reviewed to verify that they are realistic and achievable. Submittals should also be submitted well in advance for compliance, discussion(s) and acceptance.

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Phase 4 - CONSTRUCTION (Includes Pre-Function & Functional Testing)

OBJECTIVES:

	Verify that the end product complies with the criteria in the Investment Analysis Report and the Project Brief
	Move the completed project from the static construction state to the dynamic operating state
	Construction observation, testing & balancing, verification of systems and equipment, etc.
	Commissioning Authority (CxA) to direct and witness testing
	Tests to be performed to the extent that the CxA can justify to the owner that the systems do perform per the design intent

DESCRIPTION:
During this phase, the asset is verified. The contractors are given forms that they are responsible for completing as a precursor to start-up. This indicates to the CxA that systems, components and devices are ready for start-up. A Field Binder is issued to the GC, who is responsible for ensuring that subcontractors complete the forms in a timely manner. When the Field Binder is complete, it is submitted to the CxA for review. When it is complete and accepted, system verification may begin.

Phase 5 - TRAINING

OBJECTIVES:

	Extent to be executed as outlined in the specifications
	CxA focuses on the owner’s project requirements
	Design team discusses the basis of design
	Contractors coordinate training for equipment (large and specialty) as outlined in the specifications. Manufacturers focus on ensuring that training meets the owner’s needs

DESCRIPTION:
User/Operator staff is trained and asset performance is verified under normal operating conditions. In addition, a meeting of all key stakeholders is held to debrief them, share experiences, lessons learned, and generate ideas for future projects.

IT IS VITAL THAT TRAINING BE DISCUSSED WELL IN ADVANCE SO THAT TRAINING MEETS THE OWNER’S STAFF NEEDS, AS OPPOSED TO SIMPLY FULFILLING A SPECIFICATION CRITERIA. SUCCESS IS BASED UPON HOW WELL THE OWNER’S NEEDS ARE MET.

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Phase 6 - TURNOVER

OBJECTIVES:

	Verify that asbuilts are complete (accurate and legible)
	Verify that Record Drawings were turned over to the owner
	Verify that the Training Records are complete
	Verify O&M Manuals are complete
	Certificate of Completion is issued
	Verify that spare parts, etc. are transmitted to owner

DESCRIPTION:
The intent is to verify that all appropriate documentation has been turned over to the owner. That is, that all requirements have been met.

Phase 7 - POST OCCUPANCY

OBJECTIVES:

	Perform any seasonal testing and training
	Review equipment performance prior to warranty period expiration
	Trouble-shooting of problems – Use Commissioning Authority as first point of contact
	Complete and submit Final Commissioning Report

DESCRIPTION:
Monitor the project to ensure that systems and components operate correctly throughout warranty period. Problems identified during construction should not be permitted to be addressed during the Warranty Period, because all outstanding functional problems should have been resolved during the Construction Phase.

Phase 8 - EVALUATION (Lessons Learned)

OBJECTIVES:

Systematically assess the project against the performance criteria (e.g. vision, pre-occupancy/pre-use evaluation, functional requirements questionnaire)

DESCRIPTION:
Gather data on performance for management review and for planning of future projects. Measure overall client satisfaction.