ASHRAE BCxP cheat sheet

Commissioning (Cx) is a quality-focused process applied to new construction, renovation, and existing buildings to verify that systems perform per the Owner's Project Requirements (OPR).

ASHRAE Guideline 0 defines the Cx process; ASHRAE Standard 202 defines the minimum Cx requirements that can be adopted as code language.

The Cx Team is led by the Commissioning Authority (CxA); the CxA must be independent of the design and construction contract for the systems being commissioned to preserve objectivity.

Primary phases: pre-design, design, construction, occupancy/acceptance, and post-acceptance (warranty). Each phase has defined deliverables and review activities.

The Cx Plan documents scope, team roles, schedule, communication protocols, test procedures, and deliverable formats; it is updated as the project evolves.

Pre-design phase deliverables include the initial OPR, initial Cx Plan, and identification of systems to be commissioned (Cx scope).

Systems typically commissioned: HVAC&R, controls/BAS, plumbing, electrical power, lighting controls, fire protection/life safety, and renewable energy systems.

The Cx process does not replace design review, construction inspection, or contractor quality control; it supplements and verifies them.

The OPR is a written document that details the functional requirements of the project and the expectations of how the facility and systems will be used and operated.

OPR content includes project goals, measurable performance criteria, cost/budget, schedule, occupant comfort, environmental/sustainability goals, and O&M expectations.

The Basis of Design (BOD) is the designer's written record of design assumptions, calculations, and decisions that satisfy the OPR.

Design review in Cx compares the BOD against the OPR to confirm each OPR requirement is addressed and to flag gaps for resolution.

OPR updates require owner approval; BOD updates require designer action and CxA review of impacts on Cx scope and test procedures.

Measurable OPR criteria (e.g., temperature setpoints, ventilation rates, IAQ targets, energy use intensity) become the acceptance benchmarks for functional performance testing.

Design review checkpoints typically occur at schematic design, design development, and construction documents milestones.

Documented OPR-BOD discrepancies are tracked in an issues log with assigned responsibility and resolution status.

The Cx specification (typically Division 01, Section 01 91 00) defines contractor responsibilities, submittal requirements, testing obligations, and schedule impacts.

Cx specification must require the contractor to participate in Cx activities, provide qualified personnel, and include Cx in subcontractor scopes and schedules.

Procurement should require the CxA to review contractor qualifications and confirm the CxA's authority and independence before contract award.

Pre-submittal and submittal review: contractor submits product data, shop drawings, and O&M data; CxA reviews for Cx-relevant performance characteristics.

The contractor must submit a construction Cx schedule and a testing plan consistent with the Cx Plan and the project schedule.

The Cx specification should establish a pre-functional checklist requirement and a functional performance test (FPT) requirement for each commissioned system.

Submittal review should verify that submitted equipment and controls match the BOD performance criteria and support the OPR benchmarks.

O&M manual and systems manual requirements should be defined in the specification so training and documentation deliverables are contractually enforceable.

Pre-functional checklists (PFCs) verify installation, static conditions, and readiness before functional testing; they are completed by the installing contractor and verified by the CxA.

Functional performance testing (FPT) demonstrates that systems and components operate interactively and meet the OPR under specified conditions.

FPT procedures must specify test prerequisites, instrumentation, steps, acceptance criteria, and documentation of results.

Test scripts should cover normal operation, part-load, failure modes, alarms, safeties, interlocks, and sequence of operations.

Prerequisites for FPT include completed PFCs, calibrated test instruments, trained operators present, and stable system conditions.

Failed tests are documented, deficiencies are logged with responsible party and due date, and retesting is required after correction.

The CxA witnesses or directs FPT and records results; contractor personnel perform the actual testing and adjustments.

Construction-phase Cx also includes periodic site observation, issue tracking, and progress reporting to the owner.

Seasonal testing verifies performance under conditions not achievable during initial FPT, such as peak heating, peak cooling, and shoulder-season changeover.

Seasonal test procedures should be planned during design and scheduled for the appropriate season within the warranty period.

Training must cover operation, maintenance, and troubleshooting of commissioned systems; it is verified by attendance records and training evaluations.

The systems manual compiles OPR, BOD, equipment data, control sequences, as-built information, O&M procedures, and training records.

The final Cx report documents the Cx process, test results, unresolved issues, deferred seasonal testing, and the CxA's statement of compliance.

The final report should identify systems that passed, systems with open deficiencies, and any limitations of the Cx scope.

Post-acceptance Cx includes warranty-phase reviews, seasonal testing completion, and verification that open issues are resolved.

Lessons-learned feedback from the Cx process should be delivered to the owner for future projects and facility operation improvements.