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PROCEDURAL STANDARDS FOR WHOLE BUILDING SYSTEMS COMMISSIONING
FOR NEW CONSTRUCTION
NEBB DEVELOPS AND SPECIFIES STANDARDS FOR TECHNICAL COMMISSIONING OF WHOLE BUILDING SYSTEMS.
PERFORMANCE OF THESE SERVICES ONLY BY PERSONS CERTIFIED OR QUALIFIED FOR ENGAGING IN THIS SPECIALTY
IS ONE SUCH STANDARD. NEBB SOLICITS INQUIRY BY ANY AND ALL PERSONS SEEKING SUCH APPROVALS. FOR
MORE INFORMATION, GO TO WWW.NEBB.ORG.
This book may not be reproduced in any form without written permission of the copyright owner.
These Procedural Standards were developed using reliable engineering principles and research plus consultation with, and
information obtained from, manufacturers, users, testing laboratories and others having specialized experience. They are
subject to revision as further experience and investigation may show it necessary or desirable to do so. Building Systems
Technical Commissioning completed to these standards may not be applicable if the system being commissioned contains
features or components impairing the results of these standards. NEBB assumes no responsibility and has no liability for
the application of the principles or techniques contained in these Procedural Standards. Authorities considering adoption
of these Procedural Standards should review all Federal, State, local and contract regulations applicable to the specific
installation.
i
Foreword
The purpose of the NEBB Procedural Standards for Whole Building Systems for New Construction is to establish
a uniform and systematic set of criteria for the performance of the Technical Commissioning Process when
applied to new building systems such as mechanical, electrical and building envelope systems.
These Procedural Standards are intended as the baseline requirements a NEBB BSC Certified Firm follows when
performing NEBB Building Systems Commissioning (BSC). Contract document requirements or contractual
agreements between the Owner and the NEBB BSC Certified Firm may supersede the NEBB requirements. This
manual describes the standard of care for all baseline activities performed during the BSC Process.
The purpose of these Procedural Standards is to provide specific requirements each firm performing NEBB
Certified BSC must meet at each Phase of the BSC Process. These Procedural Standards are divided into three
distinct Parts: Standards, Process, and Procedures. The Standards, Process and Procedures sections are narrative and
describe the baseline level of technical Processes which all NEBB Certified projects follow to be a NEBB Project.
This 4th edition details the requirements for Whole Building Systems Technical Commissioning and includes
HVAC, Building Envelope, Electrical, Special Electrical, Plumbing and Fire Protection Systems as the baseline
standard of care. The Scope of Work identifies all systems to be included in Commissioning as part of the
Technical BSC Process.
iii
Stephen Wiggins
Newcomb & Boyd
Atlanta, GA
Mike Locke
MechTech Inc.
Forney, TX
Additional Contributors:
Contents
Section 2. Responsibilities.....................................................................4
INTRODUCTION..........................................................................................................................4
2.1 Owner Responsibilities................................................................................................4
2.2 Design Professionals Responsibilities.....................................................................4
2.3 Contractor Responsibilities........................................................................................4
2.4 NEBB BSC Certified Firm Responsibilities.............................................................5
Appendices........................................................................................... 43
Appendix A - Acronyms.......................................................................................................... 43
Appendix B - Definitions.........................................................................................................44
Appendix C - Instrumentation................................................................................................ 51
Section 1. Quality Conformance 1
heres to the requirements of the phase being The NEBB CP has the responsibility to assure that the
commissioned. systems have been commissioned properly in accor-
dance with these Procedural Standards and the con-
e. If a scope of work of the commissioning con- tract scope of work to assure the accuracy of all data
tract does not specifically delineate the Tech- included in the final Technical Commissioning Report.
nical Commissioning Processes then the proj- Factors such as training, instrument use, coordination/
ect is required to meet all requirements for supervision, work instructions, and project communi-
each phase commissioned to be a NEBB Cer- cation play a critical role in achieving this requirement.
tified Project.
1.7. Instrument and Equipment Use
f. If a project scope of work of the commission-
ing contract requires a different level of com-
and Maintenance
missioning than described by the Procedural NEBB CPs shall possess knowledge and skill in the
Standards language, the procedural variance is proper use and care of the equipment and instru-
clearly delineated in the project scope of work ments required to perform the associated tests
and listed on the Technical Commissioning required of the Technical Commissioning effort.
report certification page to qualify as a NEBB This shall include a thorough understanding of the
Certified Report. operating principles and use of equipment and in-
struments. Considerations for the delicate nature of
g. Any project that does not comply with the many of the instruments typically used, as well as
Procedural Standards requirements and does the adverse effects of dirt, shock, jarring movements
not clearly identify the specific procedur- and exceeding rated capacities, shall be addressed
al variances required by the commissioning along with the proper methods for storing and trans-
contract on the certification page cannot be porting the instruments.
signed and stamped as a NEBB certified Tech-
nical Commissioning report. All references to
1.8. Coordination/Supervision
NEBB, including NEBB logos, stamps, certifi-
cations, etc. must be removed from the report. The NEBB CP shall be in responsible charge for di-
recting commissioning team members/ technicians
1.5. CP Responsibilities in performing the Technical Commissioning work.
erally, the specified work is complete when all ap- Electronic Certified Report: An electronic version of
plicable systems, components and assemblies are the NEBB issued seal/stamp (digital representation)
properly commissioned, all testing results have been shall be applied to the certification page, along with
approved, all issues have been resolved and the fi- an electronic version of the Certified Professionals
nal Technical Commissioning report is complete. signature. This allows the Certified Professional to
Reasonable efforts within the extent of the Technical affix a computer generated seal/stamp and an elec-
Commissioning Process should be performed in an tronic signature to a document.
effort to achieve acceptable system performance.
Stamp Security: Certified Professionals shall take
The final report may contain unresolved issues only appropriate measures to ensure security of their
when the owner/buyer has accepted the unresolved ink stamp, electronic stamp, ink signature stamp,
issue and has agreed on its exclusion as a require- and electronic signature. The Certified Professional
ment of project completion. If the owner refuses to cannot claim his/her stamp and/or signature were
accept an unresolved issue and its correction is in applied to a Certified Report without his/her permis-
dispute with the contracting or design team or the sion or knowledge. The security and use of ink stamp,
owner fails to respond to the issue report after three electronic stamp, ink signature stamp, or electronic
documented attempts, such issues must be identi- signature is the responsibility of the Certified Profes-
fied in the executive summary of the final Technical sional. The Certified Professional is directly responsi-
Commissioning report. ble for any misuse of these items regardless whether
he/she authorized their use.
1.11. Compilation and Submission of
Final Technical Commissioning
Reports
Reports shall include information and data to provide
an accurate quantitative record of system measure-
ments and information. Reports also shall include
notes and comments, as appropriate, to provide the
reviewer with additional details related to the results
of the Technical Commissioning efforts for all equip-
ment, systems and components that were included
in the scope. Reports shall meet the criteria listed in
the procedural standard.
Best practice dictates Technical Commissioning ser- a. Prepare a Basis of Design document
vices are to be procured directly by the Owner and responding directly to the Owners Project
the contract for these services is between the Own- Requirements
er and the Technical Commissioning firm. Under this b. Incorporate the Basis of Design into a set of
arrangement, the Technical Commissioning firm does Contract Documents conveying the design in-
not have a contractual relationship with any other tent and conforms to the OPR
members of the project delivery team. These Proce- c. Provide Design Development and Contract
dural Standards assumes the BSC firm is contracted Documents to the Technical Commission-
directly to the Owner. When other contractual rela- ing Team for commissioning evaluation and
tionships exist, special language must be included in comment
the contract to preclude any conflicts of interest and d. Work in concert with the Technical Commis-
to maintain the proper testing validation. sioning Authority (CA) to maximize the test-
ability, accessibility, maintainability and effi-
In order to maximize value and benefits from com- cient operation of the project
missioning, it is important to understand the Owner, e. Work in concert with the CA so the Contract
the design professionals, and the contractors have Documents define the level of commissioning
responsibilities affecting the outcome of the Techni- effort required by the construction team and
cal Commissioning Process. equipment vendors
f. Specify the construction team members pro-
2.1. Owner Responsibilities vide documentation in accordance with these
Procedural Standards
It is recommended the Owner: g. Specify all technical system suppliers or in-
stallers provide access to hardware, soft-
a. Retain the services of the NEBB BSC Certified ware, or onsite technical support required to
Firm and require the NEBB BSC Certified assist the Technical Commissioning effort.
Firm be retained early in the Technical The hardware, software or the onsite tech-
Commissioning Process. This should happen nical support is provided to the Technical
at the beginning of the Design Phase. Commissioning team at no cost to the Own-
b. Identify the Owners Project Requirements er, Testing Subcontractors or the NEBB BSC
(OPR) Certified Firm.
c. Verifies that all Issue Log open items are h. Attend periodic commissioning meetings
resolved i. Attend appropriate training for facilities op-
d. Have final responsibility to enforce the con- erations presented by the Technical Commis-
tract obligations to correct any deficiencies, sioning Team
or accept any designed/constructed condition
even if it doesnt meet the OPR
2.3. Contractor Responsibilities
e. Have final authority to determine when the
project is complete and the OPR has been The General Contractor, Subcontractors and their
fulfilled Vendors must provide:
Section 2. Responsibilities 5
a. Copies of contract document change orders, j. The training sessions are by the respon-
requests for information communications, sible contractor as defined in the project
meeting minutes and contract addenda as specifications
they are developed during the construction
process 2.4. NEBB BSC Certified Firm
b. All project submittals for systems and compo-
nents included in the commissioning scope as
Responsibilities
they are approved or reviewed by the design The NEBB BSC Certified Firm must provide:
team
c. A project schedule which incorporates com- a. Follow the current NEBB Procedural Standards
missioning milestones and schedule provid- when performing the BSC work
ed by the Technical Commissioning authority b. Chair commissioning meeting with designers
(CA) This schedule must coordinate the work and contractors to introduce and direct the
of other disciplines and provide adequate time Technical Commissioning Process
in the construction process to allow each sub c. Review plans, specifications and submittal
trade to properly install and test their specific evaluations for conformance to the OPR and
equipment. BOD for possible conflicts and deficiencies.
d. The schedule must coordinate the work of oth- Evaluate documents for the ability of systems
er disciplines and provide adequate time in the to be operated, maintained, commissioned,
construction process to allow each sub trade to tested, adjusted and balanced, and conform-
properly install and test their specific equipment ing to industry accepted practices.
e. Notify the NEBB BSC Certified Firm of all d. Create, utilize and manage the Technical Com-
schedule changes missioning Issues Log to resolve all design and
f. Manage and implement the construction pro- construction issues discovered during the
cess to ensure the building and its systems are Technical Commissioning Process
constructed in accordance with the contract e. Attend on-site commissioning meetings as
documents and are complete and operational required to complete and coordinate the Tech-
g. Manage and implement the start-up process nical Commissioning Process
in accordance with manufacturers recom- f. Assist CM/GC in developing all commission-
mendations to ensure all systems and compo- ing schedules
nents of all building systems are installed cor- g. The responsibility for creating, administering,
rectly and operating correctly and are ready performing, and observing the various activ-
for functional testing ities during the Pre-Functional Tests are out-
h. Manage and implement all system testing lined in the Technical Commissioning Plan and
and balancing in accordance with the contract can be performed by different members of the
documents Technical Commissioning Team during the
i. Require any special tools, software or pro- Construction Phase based on the type of tech-
gramming devices, or the instruction on their nical activity of the test. The party responsible
use required for start-up, testing, balancing, to perform each task is defined in the Contract
Technical Commissioning or operation of any Documents and the Technical Commissioning
technical system be provided by the manu- Plan.
facturer or installing contractor to the firm or h. Develop and perform all functional perfor-
individual providing those services free of any mance tests (FPT) for all systems included in
additional cost or fees the scope of work
6 NEBB BSC Procedural Standards
The report certification page includes: Scope of Work and variance deviation documentation:
Section 4. Standards for Reports 9
The design professionals prepare a document called guide the Owner in developing this document. The
the Basis of Design (BOD). This document identifies OPR should be focused on measurable end results.
how the design professionals create a design con-
forming to the OPR. The OPR is a dynamic document updated, refined
and expanded at each step in the Technical Commis-
Many entities in the design and construction field sioning Process based on Owner accepted changes.
utilize the terms Design Intent, Basis of Design, De-
sign Criteria and others interchangeably. The NEBB 5.1.2. Design Phase Technical
BSC Program defines the meanings for these terms Commissioning Plan
in Section 1 Definitions. The Technical Commissioning Plan is the document
that:
The Design Intent is comprised of two documents;
the OPR and the BOD. a. Identifies all of the Technical Commissioning
activities
5.1. Design Phase Requirements b. Identifies the systems to be commissioned
c. Identifies the various Commissioning Team
5.1.1. Owners Project Requirements (OPR) members during each Phase
d. Defines the roles and responsibilities of each
The OPR is a compilation of the communication and
Commissioning Team member
documentation of the Owners goals, objectives, and
e. Creates the schedule of all Technical
expectations for the project. The OPR includes the
Commissioning activities during each Phase
specific requirements pertaining to the project. This
f. Establishes documentation requirements
is where the Owner states the goals for how the proj-
g. Establishes communication and reporting
ect is judged as a success. The OPR is also a commu- procedures
nication tool for specific project requirements. While
the objectives are high-level goals, the requirements The Technical Commissioning Plan, like the OPR, is
can be specific details for the project and could in- updated at each step in the Technical Commission-
clude such items as building performance, sus- ing Process to account for accepted changes. The CA
tainability requirements, Technical Commissioning creates the Preliminary Technical Commissioning
goals, production details, equipment manufacturers, Plan and distribute to all members of the Commis-
required environmental criteria, anticipated utility/ sioning Team.
energy usage, maintenance features, etc. The OPR
includes information on how the building will be op- 5.1.3. Design Technical Commissioning
erated, types of tenants, maintenance requirements, Team Members
indoor air quality objectives, budgetary issues and The Technical Commissioning Team should be com-
other objectives of the Owner. The objectives are de- prised of the Owner/Owners representative, and
fined by their performance criteria. Objectives may the CA. Additionally, if the design professionals,
include flexibility of space arrangements or occupan- Construction Manager/General Contractor, Program
cy, environmental conditions, etc. Manager, or specialty trade contractors are known at
the time, a representative from those entities should
The Owner and the project programming team de- also be included at appropriate times.
fine and develop the Owners Project Requirements
(OPR). Sophisticated building owners may be able to The team members may change throughout the
easily provide their OPR to the Technical Commis- Technical Commissioning Process, however, the
sioning Authority (CA). The CA must be capable of entities and the organizational structure remains
providing technical review and expertise to assist and the same during all phases of project and the
12 NEBB BSC Procedural Standards
Technical Commissioning the design and to review ed and why they were chosen. It should also include
the Design Phase Technical Commissioning Plan. reasons other systems, equipment, and components
were considered and rejected. Acceptance of the
a. Create the agenda items in the Design Narrative should be the consen-
b. Attend and lead the meeting sus of both the Owner and the design professionals.
c. Review the Design Phase Technical It is the responsibility of the CA to document this
Commissioning Plan with the Team Members agreement. The Design Narrative documents the
d. Review the various Technical Commissioning design professionals process and decisions made at
activities and schedules for the design phase the early stages of the project. The narrative serves
e. Review documentation requirements as a Scope of Work for the design team in creating
f. Review communication and reporting the Design Development documents.
procedures for the design issue log
g. Prepare and distribute meeting minutes The Design Criteria is a listing of the project design
parameters, including its source, and how it meets
5.2.5. Technical Commissioning Meetings the OPR during the design of the project. The criteria
The CA is responsible to conduct, record, and dis- may include but not limited to:
tribute the minutes for all Technical Commissioning
meetings for each project. The meetings are de- a. Project location, special site requirements,
signed in an organized manner with a logical pro- and environmental criteria
gression throughout the project. b. Design parameters and conditions
c. Design assumptions and limitations
a. Create the agenda d. Accepted safety factors to be used
b. Attend and lead the meeting e. Accepted levels of redundancy
c. Review the Technical Commissioning Plan f. Code review requirements, applicable standards,
with the team members and other governmental agency regulations
d. Review the various Technical Commissioning
activities and schedules These Design Criteria are used to produce the engi-
e. Review documentation requirements neering calculations and Contract Documents.
f. Review communication and reporting
procedures 5.2.7. Design Reviews
g. Prepare and distribute meeting minutes The CA is required to evaluate the contract docu-
ments at least once near 100% Construction Doc-
5.2.6. BOD Design Team Review ument level. The frequency of evaluation is as spec-
The design professionals are responsible for pre- ified in the contract documents between the Owner
paring the BOD. The BOD has two components; the and the NEBB BSC Certified Firm and may be at the
Design Narrative and the Design Criteria. The CA as- 35%, 65% and 95% levels.
sists with the design team in documenting the Basis
of Design created by the design team meets the re- The purpose for the CA to review the design is to
quirements of the OPR. evaluate the design for conformance to the OPR and
verify the components, systems and assemblies in
The Design Narrative is a written description identify- the design, directly relate to the testability, accessi-
ing the assumptions made by the design profession- bility, maintainability, efficient operation and industry
als in interpreting the OPR and the proposed design accepted best practices. Design Phase Technical Com-
solutions implemented to satisfy the requirements of missioning is the process of comparing each element
the OPR. The narrative should include a description of the design to the Owners Project Requirements
of the systems, equipment, and components select- (OPR). The NEBB Design Phase Technical Commis-
14 NEBB BSC Procedural Standards
sioning Process is not intended to be a peer review sonnel is in accordance with industry best practice,
of the design professionals work or responsibilities. and ensure complete training occurs. The CA needs
These remain the responsibility of the design profes- to verify the training requirements are incorporated
sional and the design team. Design Phase Technical into the final Contract Documents, and include these
Commissioning consists of: training requirements into the Technical Commis-
sioning Plan.
a. Assisting the design team ensuring the Ba-
sis of Design meets the requirements of the 5.2.10. Define Systems Manual
Owners Project Requirements Requirements
b. Reviewing design development documents for
During the Design Phase, the CA, Owner, and the
Commissionability, maintainability, function-
design team determine which documents make up
ality and best practices
the Systems Manual. With minor variations depend-
1. Systems review. The CA reviews each
ing on project requirements, a Final Systems Manual
system.
typically includes.
2. Component review. The CA reviews
each component.
Final Approved Submittals and Shop Drawings
c. Verifying the proposed system can be tested
in a manner providing both valid repeatable
a. Final OPR
tests and manageable baseline data for the
b. Final BOD
operators of the systems
c. Final Contract Documents
d. The CA maintains a design phase
d. Record Drawings (As-Built)
commissioning issue log
e. Final O&M Manuals
e. Design Phase Technical Commissioning
f. Final Technical Commissioning Report
report.
g. Operator Training Materials
h. Recommended Standard Operating
5.2.8. Technical Commissioning Procedures (SOP)
Specifications i. Testing Reports
The CA should assist the design professionals in pre-
paring the commissioning specifications for the con- 5.2.11. Technical Commissioning
tract documents. It is recommended the CA evaluate Activities Scheduled
the contract documents to verify the proper contrac-
The CA is to verify Technical Commissioning activi-
tual obligations related to the Construction Phase and
ties are incorporated into the Design Phase schedule.
the Post-Occupancy Phase Commissioning have been
defined for all applicable project bid sections. The CA
verifies the Technical Commissioning Scope of Work 5.3. Design Phase Deliverables
for the contractors, vendors, specialty subcontractors, Documentation requirements prior to the Design
etc. is defined so contractors and vendors can quantify Phase include:
the Technical Commissioning requirements and their
associated costs. The CA is to also verify the docu- a. Phase summary contains:
ments clearly define the type and method of testing 1. List of Phase deliverables to Owner
and define the criteria used to determine compliance 2. Summary of each document included in
and acceptance.
deliverable
3. Unresolved issues from issues log
5.2.9. Define Owner Training Requirements 4. Potential impacts of unresolved issues
The team of CA, Owner and the design professionals 5. Signature line for Owner acceptance
define the training requirements for the Owners per-
Section 5. The Technical Commissioning Process 15
b. Each of these documents must contain: date c. Verify the Pre-Functional Tests (PFT) are
of document, project name, summary of performed and documented
content. d. Perform Functional Performance Tests (FPT)
1. The Contract Documents including the
Technical Commissioning requirements 5.5.1. Technical Commissioning Team
for construction Members
2. Document review comments
During the Construction Phase, the Commissioning
3. The updated OPR
Team should be comprised of the Owner/Owners
4. The updated Issues Log with noted
representative; various design professionals, the Gen-
corrections
eral Contractor, the Construction Manager, Program
5. The updated Technical Commissioning
Manager, specialty trade contractors, and the CA.
Plan
6. The updated BOD from the design
5.5.2. Technical Commissioning Team
professionals
Members Responsibilities
7. The Design Phase Technical
Commissioning Report The Commissioning Team is responsible for verifying
the operating systems, components, and equipment
is installed properly so the equipment meets the OPR.
5.4. Pre-Bid Meeting
The CA may be required to attend and participate 5.5.3. Technical Commissioning
in the Pre-Bid meeting to fully explain the Technical Authority (CA)
Commissioning requirements of the Contract Doc-
The Technical Commissioning Process works most
uments. This is a valuable activity when contractors
effectively when implemented using a cooperative
are not familiar with the Technical Commissioning
team approach this cooperative effort is even more
Process. This is an important meeting that helps the
important during the Construction Phase. The CA
subcontractors better understand the level of involve-
generally has the primary responsibility to foster this
ment in the Technical Commissioning Process. When
sense of cooperation and focus on a common out-
contractors understand their involvement in the Tech-
come. Further, the CA and Owner are responsible for
nical Commissioning Process it helps them to avoid
championing the Technical Commissioning Process
over or underestimating the cost of subcontractor in-
among the Commissioning Team members to en-
volvement in the Technical Commissioning Process.
sure conformance to the OPR.
valid repeatable tests and manageable baseline data b. Attends and lead the meeting
for the operators of the systems. The CA is respon- c. Reviews the Technical Commissioning Plan
sible for creating the testing plans and forms for all with the team members
Pre-Functional Tests. The use of factory start-up forms d. Reviews the various Technical Commissioning
from the manufacturer is acceptable. The CA creates activities and schedules
all Functional Performance Tests. Pre-Functional Tests e. Reviews documentation requirements
include installation verification and start-up tests. f. Reviews communication and reporting
Functional Performance Tests are used to verify the procedures
appropriate sequential performance of automated g. Prepares and distributes meeting minutes
system and the stability of these sequences under
normal, upset and transitional conditions. 5.6.2. Technical Commissioning Meetings
The CA conducts periodic commissioning review
5.6. Construction Phase Activities meetings throughout the Construction Phase to
monitor the progress of the Technical Commission-
These activities are required during the Construction
ing activities. The CA:
Phase:
a. Creates the agenda
a. Conduct Commissioning Kick Off Meeting
b. Attends and leads the meeting
b. Conduct Construction Commissioning c. Schedules and reviews the Technical
meetings Commissioning activities
c. Create commissioning duration schedules d. Coordinates with construction meetings and
d. Perform submittal and shop drawing review activities
e. Perform site observations for all systems and e. Prepares and distributes meeting minutes
equipment
f. Create pre-functional equipment installation 5.6.3. Technical Commissioning Activities
check sheets Scheduled
g. Perform pre-functional equipment check
sheets The CA verifies Technical Commissioning activities
h. Create pre-functional equipment startup are incorporated into the Construction schedule
check sheets managed by the general contractor.
i. Perform pre-functional equipment Start Up
j. Observe and document static tests 5.6.4. Approved Submittal and Shop
k. Create and perform Functional Performance Drawings Review
Tests (FPT) Submittals and shop drawings are documents pro-
l. Accept functional tests vided by the contractors and vendors during the
m. Review O&M manuals Construction Phase of a project. The submittals and
n. Verify Owner Training shop drawings are reviewed by the responsible de-
o. Create final Technical Commissioning report sign professionals and the CA. The CA is responsible
for verifying the submittals conform to the OPR.
5.6.1. Technical Commissioning Kick-off
Meeting 5.6.5. Site Observation Inspections
The kick-off meeting should be the first meeting con- Site observations are routine inspections performed
ducted with all members of the Construction Phase by the CA during the Construction Phase. The pur-
Technical Commissioning Team. The CA: pose of the inspections is to verify the construction
complies with the Contract Documents and the OPR.
a. Creates the agenda Inspections also identify and document any quality
Section 5. The Technical Commissioning Process 17
issues leading to functional issues. Site observations c. Administer, observe and/or perform all start-
are forwarded to the appropriate team member for up PFT
their review and corrective action. Any site observa- d. Report deficiencies on the Issues Log
tion issues are added to the Issues Log for resolution. e. Distribute Issues Log to members of the Com-
missioning Team and manage the issue log for
5.6.6. Pre-Functional Installation Tests issue resolution
The responsibility for creating, administering, per-
forming, and observing the various activities during
5.6.8. Static Tests
the Pre-Functional Tests are outlined in the Technical Static tests are performed by the contractors and
Commissioning Plan and can be performed by dif- the first test is observed by the CA. Additional tests
ferent members of the Commissioning Team. The are verified by commissioning team members as
party responsible for performing each task is defined outlined in the Cx Plan. Code required tests that are
in the Contract Documents and the Technical Com- observed and verified by the code authority are not
missioning Plan. required to be observed by the CA. Typical static
tests are:
These activities are performed by the Commis-
sioning team as part of the Construction Phase a. Duct Pressure Tests
Commissioning: b. Pipe Pressure Tests
c. Pipe Flushing Tests
a. Create and review installation PFT test forms d. Chlorination Tests
b. Review installation verification requirements e. Bolted Connection Torque and Resistive Tests
with members of the Commissioning Team
c. Administer, observe and/or perform all PFT 5.6.9. Functional Performance Tests
d. Report deficiencies on the Issues Log
Functional Performance Tests (FPT) verifies the ap-
e. Distribute Issues Log to members of the Com-
propriate sequential performance of automated sys-
missioning Team and manage the issue log for
tems and the stability of these sequences under nor-
issue resolution
mal, upset and transitional conditions. FPTs are used
to verify the building systems are functional.
5.6.7. Pre-Functional Start Up Tests
The responsibility for creating, administering, per- As previously stated the responsibility for creating,
forming, and observing the various startup activities administering, performing, and observing the var-
during the construction phase are outlined in the ious activities during the Functional Performance
Technical Commissioning Plan and can be performed Tests are as outlined in the Technical Commissioning
by different members of the Commissioning Team. Plan and can be performed by different members of
The party responsible for performing each task is de- the Commissioning Team. These activities are per-
fined in the Contract Documents and the Technical formed by the CA as part of Construction Phase
Commissioning Plan. Commissioning:
These activities are performed by the Commis- a. Create and develop test forms and require-
sioning team as part of the Construction Phase ments that appropriately test the automated
Commissioning: sequence
b. Review and verify data measurements
a. Create and review startup PFT test forms c. Administer, observe, and/or perform all FPT
b. Review startup verification requirements with d. Report deficiencies on the Issues Log
members of the Commissioning Team
18 NEBB BSC Procedural Standards
Distribute Issues Log to members of the Commis- tor training and instruction for start-up, shut-down,
sioning Team and manage the issue log for issue operation, and maintenance information. These doc-
resolution uments are be reviewed by the CA, the Owner and
his operating personnel prior to the Owner training
5.6.10. Issues Log and Deficiency sessions as they form an integral component of the
Resolution training sessions.
The CA is responsible for reporting deficiencies on
the Issues Log and distributing the logs to the ap- 5.6.12. Owner Training Completion
propriate members of the Commissioning Team for The Owner, and/or his personnel, are thoroughly
resolution. The CA is responsible for working with trained in the operation, maintenance, and func-
the appropriate Commissioning Team members to tion of the project, its equipment, systems, and
ensure the issues are completely understood and components.
the responsibilities for corrective action are com-
pletely understood. The Owner must verify that all The CA is responsible for reviewing training agendas
Issue Log open items are resolved. After corrective and training sessions with the instructors.
action, retests are performed to verify conformance
in accordance with the Technical Commissioning a. The CA is responsible for reviewing train-
Plan. All Issue Log items must be resolved and an- ing agendas and training sessions with the
swered or accepted by the appropriate Commis- trainers.
sioning Team member. Issues not resolved in a b. The CA may assist the Owner with staff
manner consistent with the OPR must be approved selection.
by the Owner. If issues remain unresolved at the c. The design professionals are responsible for
end of the project for any reason a certified report training the Owner on relevant design ap-
can only be issued if the CA has attempted to ob- proaches incorporated in the design, especial-
tain resolution a minimum of three times and has ly design issues relating directly to operating
documented those attempts. An explanation and and maintaining the facility.
clarification of any unresolved issues must be in- d. The contractors are responsible for training
cluded in the Final Technical Commissioning Report the Owner on relevant means, methods and
Executive Summary. construction techniques incorporated into the
construction of the project impacting the abil-
5.6.11. Record Documents and Operations ity to operate and maintain the facility.
and Maintenance Information e. Equipment vendors are responsible for train-
The Owner, and/or his personnel, is thoroughly ing the Owner on proper start-up/shut-down
trained in the operation, maintenance, and function procedures of operating equipment and sys-
of the project, its equipment, systems, and compo- tems. The training sessions should cover nor-
nents. In order to accomplish this activity, the con- mal operational features and routine main-
tractors, and as outlined in the construction docu- tenance requirements of the major items of
ments are responsible to provide Record Documents operating equipment, systems, and compo-
(As-Built Drawings) and Operations & Maintenance nents. The sessions should be tailored to the
Manuals (O&Ms) as contractually required. These exact equipment, systems and components
materials are normally reviewed by the appropriate incorporated into the project and not just a
design professionals before being sent to the Owner. generalized session on atypical maintenance
The CA is responsible for evaluating the materials ap- items.
proved by the design professional prior to being sent f. The CA verifies and documents the training
to the Owner. The CA evaluates the completeness sessions have been performed.
of the documentation from the standpoint of opera-
Section 5. The Technical Commissioning Process 19
5.6.13. Updating the Technical processes of the facility. The Systems Manual should
Commissioning Plan, the OPR and be provided to the Owner in electronic format. The
the BOD final system manual should include these baseline
requirements and be provided in digital format:
The Owner updates the OPR during Post-Occupan-
cy Phase to incorporate any approved changes due
a. Summary
to changes, additions, deletions, or other modifi-
b. Final Approved Submittals and Shop Drawings
cations. If any issues are design related, the design
c. Final OPR
professionals should update the BOD. The Technical
d. Final BOD
Commissioning Plan is updated and further defined
e. Final Contract Documents (Record Drawings/
to reflect any changes to the OPR, BOD or Contract
As-Built)
Documents.
f. Final Operating and Maintenance Manuals
g. Final Technical Commissioning Report
5.6.14. Final Technical Commissioning h. Operator Training materials
Report i. Recommended Standard Operating
The Final Technical Commissioning Report contains Procedures
all documentation from all of the Phases of the Tech- j. Testing Reports
nical Commissioning Process. The CA is responsible
for assembling the data into a Final Technical Com- 5.6.16. Construction Phase Completion
missioning Report. The final report incorporates the Construction Phase Technical Commissioning is
final record documents for each system. A Transmit- complete when all construction FPTs are complete,
tal cover page with signature line indicating accep- all issue log items are resolved and the Technical
tance is received from Owner after review of final Commissioning report is complete.
report.
the final responsibility of verifying the commissioned Process to discover, analyze and correct any issues
systems, equipment and components are functional. that are found that prevent systems from operating
at their optimum condition. The cyclical nature of the
5.9.3. Lessons Learned Workshop PVT system of measuring, correcting and re-mea-
suring performance is intended to keep the system
It is recommended the NEBB BSC CP performs a Les-
performance from deteriorating over time.
sons Learned workshop with the Owner, designers
and/or construction team members. The purpose of
the Lessons Learned workshop is to determine how
5.9.8. Issue Resolution
to improve the design, construction and Technical All Issue Log items must be resolved and answered
Commissioning Processes for future projects. or accepted by the appropriate Commissioning Team
member. Issues not resolved in a manner consistent
5.9.4. Create Performance Verification with the OPR must be approved by the Owner.
System
5.9.9. Post Occupancy Cx Report
It is recommended the NEBB BSC CP assist the own-
ers operators in setting up a performance verifica- The CA shall produce either a Post Technical Com-
tion system that will allow the operators to validate missioning Phase report or an addendum to the final
the performance of the building over time. This sys- Technical Commissioning report for the Post Techni-
tem will track energy usage performance and water cal Commissioning Phase. A Transmittal cover page
usage performance and may track building IEQ per- with signature line indicating acceptance is received
formance if included in the SOW. from Owner after review of final report. The Post Oc-
cupancy phase report contains:
5.9.5. Create Warranty Issue Log
a. Deferred testing reports
Normally at the 10 month of the warranty period
b. Warranty Issue Log
the CA creates a warranty issue log that captures
c. Documentation of Performance Verification
any warranty issues the operators have discovered
System
since the building was completed. These outstand- d. PVT test reports and documentation
ing warranty issues are provided to the contractor for
resolution. 5.9.10. Post-Occupancy Phase
Completion
5.9.6. Performance Verification
Testing (PVT) Post-Occupancy Phase Technical Commissioning is
complete when performance testing is complete and
Performance verification testing should be per- the post phase Technical Commissioning report is
formed in the Post-Occupancy Phase. Performance complete and accepted.
verification tests are designed to prove performance
of the systems. Performance is proved when the sys-
tems perform to their design intent at their predicted
5.10. Post-Occupancy Phase
level of utility usage. The CA verifies and documents Deliverables
the tests are performed by the appropriate member
Documentation requirements include:
of the Commissioning Team.
a. Deferred testing reports
5.9.7. System Optimization b. Warrant Issue Log
As a part of the performance verification system the c. Performance Verification System
Cx team optimizes the performance of each system d. PVT Test Documentation
by utilizing the basic Retro Technical Commissioning e. Post Occupancy Phase Report
22 NEBB BSC Procedural Standards
The design phase for Technical Commissioning of The CA evaluates the BOD for conformance to the
HVAC system follows the same process as described OPR from the standpoint of testability, accessibility,
in section 5 of this standard. The following specific maintainability and efficient operation.
procedures are specifically for HVAC systems:
6.2.5. HVAC Equipment Startup Tests b. Calibration of all sensors with offsets
documented
The contractor or vendor who has contractual obli-
c. Ranging of all output actuators is verified and
gation to provide startup services performs the start
documented
up the systems and equipment in accordance with
the Contract Documents and the manufacturers
6.2.7. Testing, Adjusting And Balancing
requirements. Completed startup check sheets are
Report Verification
then provided to the CA. The CA firm is required to
document these startup tests. At a minimum startup The CA is required to verify the completeness and
tests are required to include but not limited to: accuracy of the final Testing, Adjusting and Balanc-
ing Report. This verification includes repeatable ob-
a. Manufacturers Name servations of selected TAB readings. The CA picks
b. Model Number readings at random to be repeated. If these tests
c. Type and Size do not show repeatability to the TAB report within
d. Serial Number specified balance tolerances, discrepancies are doc-
e. Actual Settings or Adjustments umented on the issues log. Rebalancing of the sys-
f. Actual Electrical Characteristics tem would be recommended at this time for system
g. Actual load balance to be acceptable. The CA determines the ex-
h. Operating data as required by the manufacturer tent and quantity of repeatability tests to prove the
integrity of the balance efforts.
6.2.6. Control System Startup Tests
Acceptable tolerances are defined in the Technical
The contractor or vendor who has contractual obli- Commissioning Plan. Typical repeatability checks:
gation to provide startup services performs the start
up the systems and equipment in accordance with a. OSA flow and building pressurization
the Contract Documents and the manufacturers b. Terminal unit calibration
requirements. Completed startup check sheets are c. Exhaust system flow verification
then provided to the CA. The CA firm is required to d. AHU readings verification
document these startup tests. At a minimum startup e. CW & HW Pump flow verification
tests are required to include but not limited to: f. Cooling tower balanced flow verification
lope changes that may have developed. The CA up- a. Whole building pressure tests
dates the Technical Commissioning Plan to include b. Room or component pressure tests
any changes to: c. Rain Intrusion component test
d. Field thermal conductance component test
a. Commissioning Team members e. Field vapor transmittance component test
b. Their responsibilities f. Moisture test
c. Contact information g. Blast resistance or other extraordinary events
d. Procedures testing
e. Schedules
f. Changes to the commissioning requirements 7.2.4. Building Enclosure Special Systems
due to changes during the Construction Phase Startup Tests (If Applicable)
The contractor or vendor who has contractual ob-
7.2.1. Pre-Functional Tests (PFT) ligation to provide startup services creates startup
There are several types of Building Enclosure PFTs check sheets, and starts up the systems and equip-
during the Construction Phase including installation ment in accordance with the Contract Documents
verification tests, thermal scans, and special systems and the manufacturers requirements. The CA firm
startup tests. Some typical Building Enclosure spe- is required to document these startup tests.
cial systems are:
7.2.5. Functional Performance Tests (FPT)
a. Automated doors Functional Performance Tests are designed by the
b. Building pressure tests CA and performed by the Commissioning Team. The
c. Automated windows CA observes and facilitates the FPT. The FPT tests
d. Automated blinds and shades include:
e. Other automated systems not part of
Mechanical, Fire Protection, Electrical or a. System or component description
Special Electrical systems b. Specific item or function being tested
c. Functional test procedure
7.2.2. Installation Verification Check Sheets d. Description of test report documentation
The CA provides the installation check sheets to ver- requirements
ify all work has been installed, in accordance with the e. Description of test pass/fail criteria
contract documents and/or the manufacturers rec-
ommendations. The CA or his staff validates the In-
7.2.6. Create Final Commissioning Report
stallation check sheets completed by the contractor Based on the accumulated commissioning work
by checking them through site observations. Com- completed as described above, the CA assembles
pletion of all installation verification tests signifies the data into a final Commissioning Report. The final
those systems are ready for start-up activities. report incorporates the final record documents for
each system, as appropriate.
7.2.3. Static Tests
The contractor must perform static tests as de- 7.3. Post Occupancy Phase
scribed in the Contract Documents. The architect, Commissioning
contractor or CA as required by the Contract Doc-
uments must verify all static tests. The CA Firm is 7.3.1. Performance Verification Tests
required to witness the first static test for each sys- The CA is required to conduct a site inspection with-
tem. Completed static test sheets are then provided in one calendar year for the Post-Occupancy Phase
to the CA. Examples of these tests include: commissioning. The CA is required to perform Per-
28 NEBB BSC Procedural Standards
Section 8. b.
c.
Anticipated occupancy
Electrical construction budget
COMMISSIONING OF d. Electrical codes or standards to be utilized
e. Special systems or equipment requirements
ELECTRICAL SYSTEMS affecting electrical calculations and loads
f. Specific material or equipment requirements
g. Energy efficiency expectations
INTRODUCTION h. Lighting systems and components
i. Sustainability requirements
Section 8 describes the requirements for commis- j. Electrical testing requirements
sioning a projects Electrical Systems. While Section k. Measurement and verification strategies
5 details the elements of the Technical Commission- l. Ongoing commissioning and building rating
ing Process in global terms, this section details the requirements
baseline requirements for a NEBB Certified Electrical m. Levels of redundancy
System Commissioning project. The actual scope of n. Electrical automation and controls
work may differ from these requirements. A NEBB sophistication
Certified Report includes: o. Vibration, sound and/or seismic requirements
p. Operation and maintenance criteria
a. The contracted scope of work is required to be q. Owners expectations for operator and
clearly defined on the certification page of the occupant training
report r. Requirements for future facility adaptation
b. If the scope of work differs from the NEBB and expansion
Procedural Standards it is clearly delineated s. Owners expectations of the design team and
on the certification page of the report. All con- their produced documents
tracted work must meet the requirements of t. Owners expectations of the construction
these Procedural Standards to be a NEBB Cer- team and their document requirements
tified Report. (See Section 2) u. Owners expectations of the Commissioning
Authority and their document requirements
8.1. Design Phase Commissioning
The design phase for commissioning of Electrical 8.2. Construction Phase
Systems follows the same process as described in Commissioning
section 5 of this standard. The following specific pro-
The Commissioning Team verifies the equipment
cedures are specifically for Electrical Systems:
and systems are installed in accordance with the
design documents and are operable, maintainable
8.1.1. OPR Definition and Development and ready for functional testing. Once this is com-
The Owner produces the Owners Project Require- plete, the Commissioning Team works to verify the
ments (OPR) to facilitate the design and delivery of functionality of all systems, equipment, systems and
the project, with assistance from the NEBB CA. The components. The Commissioning Team verifies all
NEBB CA documents the creation of the OPR. The systems are functioning in a manner conforming to
OPR outlines the expectations the Owner has for the the OPR. The Commissioning Team also coordinates
electrical requirements of the project. The OPR in- the Owners Personnel Training.
cludes these items related to electrical systems use
and function: The Owner must update the OPR and the design
professionals must update the BOD during Con-
a. Use and space requirements struction Phase to incorporate any approved Electri-
30 NEBB BSC Procedural Standards
cal changes incorporated into the final construction. prior to energizing a systems. Each code authority
The CA updates the Technical Commissioning Plan may require special system inspections on differ-
to include any changes to the Commissioning Team ent pieces of electrical equipment. The CA firm is
members, their responsibilities, contact information, required to document these startup tests. Normally
procedures, schedules or changes to the commis- special systems inspections are required for:
sioning requirements during the Construction Phase.
a. Conductors from Utility Transformer to
8.2.1 Pre-Functional Tests (PFT) entrance section
Electrical PFTs are performed during the Construc- b. Entrance section and main switch gear
tion Phase: installation verification tests, static tests, c. Generators and transfer switches
and equipment startup tests.
8.2.5 Functional Performance Tests (FPT)
8.2.2 Installation Verification Check Sheets Functional Performance Tests are designed by the
The CA provides the installation verification check CA and performed by the Commissioning Team. The
sheets for the contractor to verify all work in installed CA observes and facilitates the FPT.
in accordance with the contract documents and/or Examples of these tests may include:
the manufacturers recommendations. The CA or
his staff validates the Installation Verification check a. Emergency power system test
sheets completed by the contractor by back check- b. Witness 3rd party infrared scan of equipment
ing them through site observations. Completion of all and bolted connections
installation verification tests signifies those systems c. Witness load balance of panels
are ready for start-up activities.
d. Verify power quality test
Section 9. a.
b.
Use and space requirements
Anticipated occupancy
COMMISSIONING OF SPECIAL c. Electrical construction budget
d. Electrical codes or standards to be utilized
ELECTRICAL SYSTEMS e. Special systems or equipment requirements
that may affect electrical calculations and
loads
INTRODUCTION f. Specific material or equipment requirements
g. Energy efficiency expectations
Section 9 describes the requirements for commis-
h. Lighting systems and components
sioning a projects Special Electrical Systems. While
i. Sustainability requirements
Section 5 details the elements of the Technical Com-
j. Electrical testing requirements
missioning Process in global terms, this section de-
k. Measurement and verification strategies
tails the baseline requirements for a NEBB Certified
l. Ongoing commissioning and building rating
Electrical System Commissioning project. The actual
requirements
scope of work may differ from these requirements. A m. Levels of redundancy
NEBB Certified Report includes: n. Electrical automation and controls
sophistication
a. The contracted scope of work is required to be o. Vibration, sound and/or seismic requirements
clearly defined on the certification page of the p. Operation and maintenance criteria
report q. Owners expectations for operator and
b. If the scope of work differs from the NEBB occupant training
Procedural Standards it is clearly delineated r. Requirements for future facility adaptation
on the certification page of the report. All con- and expansion
tracted work must meet the requirements of s. Owners expectations of the design team and
these Procedural Standards to be a NEBB Cer- their produced documents
tified Report. (See Section 2) t. Owners expectations of the construction
team and their document requirements
9.1. Design Phase Commissioning u. Owners expectations of the Commissioning
Authority and their document requirements
The design phase for commissioning of Special Elec-
trical Systems follows the same process as described
in section 5 of this standard. The following specif- 9.2. Construction Phase
ic procedures are specifically for Special Electrical Commissioning
Systems:
9.2.1. Pre-Functional Tests (PFT)
9.1.1. OPR Definition and Development There are several types of Special Electrical Systems
The Owner produces the Owners Project Require- PFT performed during the Construction Phase in-
ments (OPR) to facilitate the design and delivery of cluding verification tests, static tests, and system
the project, with assistance from the NEBB CA. The startup tests.
NEBB CA documents the creation of the OPR. The
OPR outlines the Owners expectations for the elec-
9.2.2. Special Electrical Systems
trical requirements of the project. The OPR should
Equipment and Controls Installation
include the following relating to the special electrical
Verification Tests
systems use and function: The contractor must verify all work is installed in
accordance with the contract documents and/or
Section 9. Commissioning of Special Electrical Systems 33
procedures, schedules or changes to the commis- a. Hydrostatic testing of all piping systems to the
sioning requirements because of any changes occur- appropriate test pressure and duration
ring during the Construction Phase. b. Slope verification tests
systems are ready for startup activities. Examples of b. Slope verification tests
these tests include:
11.2.4. Fire Protection Equipment
a. Fire alarm device installation Startup Tests
b. Water-based sprinkler system installation The contractor or vendor, who has contractual obli-
c. Standpipe and hose system installation gation to provide startup services, starts up the sys-
d. Water spray fixed system installation tems and equipment in accordance with the project
e. Foam water system installation specifications or contract documents, and the man-
f. Water mist system installation ufacturers requirements. The completed startup
g. Wet chemical system installation check sheets are provided to the CA. The CA firm
h. Dry chemical system installation is required to document these startup tests. Startup
i. Inert gas system installation test includes this data:
j. Low expansion foam system installation
k. Private fire service main installation a. Manufacturer name
l. Private hydrant installation b. Model number
m. Water tank installation c. Type and size
n. Stationary pump for fire protection installation d. Serial number
o. Smoke-control system installation e. Actual settings or adjustments
p. Emergency power system installation f. Actual electrical characteristics
g. Actual load
Installation verification tests include: h. Operating data as required by the manufacturer
Appendices
ing Process activities are ongoing for the life of the Coordination Drawings: Drawings showing the
facility. work of all trades used to illustrate that equipment
can be installed in the space allocated without com-
Construction Documents: Construction docu- promising equipment function or access for mainte-
ments usually include the project manual (specifi- nance and replacement. These drawings graphically
cations), plans (drawings), and general terms and illustrate equipment dimensions and manufacturers
conditions of the contract. These documents vary recommended maintenance clearances.
from project to project, as the owner needs change
and as various State, Federal, or International regu- Corrective Action: Repairing, replacing, re-building,
lations dictate. calibrating or adjusting of equipment or systems.
Construction Phase Commissioning (CPC): All com- Data Logger: A test instrument used to record spe-
missioning efforts executed during the construction cific readings over time. Normally a battery operated
process after the design phase and prior to the Post instrument with multiple channels for more than one
Occupancy Phase Commissioning. reading.
Design Phase Commissioning (DPC): All commis- dishwasher waste or similarly contaminated sourc-
sioning tasks executed during the project Design Phase. es. Grey water includes wastewater from bathtubs,
showers, lavatories, clothes washer and laundry tubs.
Design Professional: The design professional, archi- (Also known as: grey water, graywater, or greywater.)
tect or engineer of record of the project.
Harmonics: A sinusoidal component that is a whole
Discovery Phase: The portion of the Cx phase where number multiple of the fundamental frequency.
drawing and specification review, document review
and site investigation occur. This phase typically de- Implementation Phase: The portion of the project
fines the significant issues causing comfort and main- where courses of corrective actions are made to var-
tenance problems as well as excessive energy use. ious HVAC, electrical or building envelope compo-
nents of the project. Control sequences or Test and
Environmental Systems: Systems using a combina- Balance adjustments are completed during this por-
tion of mechanical equipment, airflow, water flow tion of the project.
and electrical energy to provide heating, ventilating,
air conditioning, humidification, and dehumidifica- Indoor Environmental Quality (IEQ): The relative
tion for the purpose of human comfort or process quality of the indoor air environment and normally
control of temperature and humidity. includes temperature, humidity, levels of CO2 and
amounts of particulates such as dust, ozone, formal-
Executive Summary: A section of the Commission- dehyde, volatile organic compounds (VOC) and oth-
ing Report that reviews the general outcome of the er trace elements. IEQ can also relate to biological
project. It includes any unresolved issues, recom- contamination such as mold or Legionella bacteria
mendations for the resolution of unresolved issues, and quality of the space for sound & vibration, views,
and all deferred testing requirements. and daylighting.
Fenestration: Any opening in a building structure Industry Accepted Best Practice: A design compo-
such as windows, skylights, window walls, doors, nent or construction procedure that has achieved
louvers, and access panels. industry consensus for quality performance and
functionality. Refer to NEBB Design Phase Commis-
Functional Performance Test (FPT): Verification of sioning Handbook for examples.
the appropriate sequential performance of automat-
ed systems and stability of these sequences under Informative Appendices: The informative appendi-
normal, upset and transitional conditions. ces to NEBB Procedural Standards and informative
notes located within the Procedural Standards con-
Functionality: A design component or construction tain additional information and are not mandatory or
process allowing a system or component to operate part of the Procedural Standards.
or be constructed in a manner producing the required
outcome of the OPR. Infrared Imaging System: An instrument that con-
verts the spatial variations in infrared radiance from
Graphic Verification Tests: Tests intended to prove a surface into a two-dimensional image of that sur-
the graphic diagrams on the DDC screen are factual face, in which variations in radiance are displayed as
and represent the actual arrangement and operation a range of colors or tones.
of a system or component in the field.
Infrared Thermography: The process of generat-
Greywater: Untreated wastewater that has no come ing thermal images that represent temperature and
into contact with toilet waste, kitchen sink waste, emittance variations over the surfaces of objects.
Appendices 47
Installation Verification: Observations or inspec- Firm must employ at least one NEBB BSC Certified
tions that confirm the system or component has Professional in a full time management position.
been installed in accordance with the contract docu-
ments and to industry accepted best practices. NEBB BSC Certified Professional: A full time em-
ployee of the firm in a management position who
Issues/Deficiency Log: A formal, ongoing record of has successfully passed the Certified Profession-
problems or concerns and their resolution raised al level examinations and other requirements, and
by members of NEBB Technical Commissioning or maintains the Certified Professional re-qualification
Retro-Commissioning Teams during the course of requirements of NEBB BSC Certification.
the their activity.
NEBB Certified BET Report: The data presented in
Maintainability: A design component or construc- a NEBB Certified BET Report accurately represents
tion layout that provides clearance for equipment or system measurements obtained in accordance with
components to be effectively maintained. This in- the current edition of the NEBB Procedural Standards
cludes adequate room for access to adjust and repair for Building Enclosure Testing. A NEBB Certified BET
the equipment. Report does not necessarily guarantee that systems
measured conform to the design requirements or
stated guidelines. The report is an accurate repre-
Maintenance Management Work Order: Work or-
sentation of the measured results only.
der for building repairs or troubleshooting created
from the owners maintenance management system
NEBB Certified BSC Report: The final report of the
or procedures.
project Technical Commissioning Process. The com-
missioning report includes all testing data results,
May: Indicates a course of action permissible as de-
issue logs, observations and other pertinent data to
termined by the NEBB Certified Firm.
the Technical Commissioning Process. NEBB Certi-
fication indicates that the Technical Commissioning
NEBB BET Certified Firm: A firm that has met and
Process and the report have been completed and
maintains all the requirements of the National Envi-
compiled in accordance with the current edition of
ronmental Balancing Bureau for firm certification in
the NEBB Procedural Standards for Whole Building Sys-
Building Enclosure Testing and is currently certified tems Technical Commissioning.
by NEBB. A NEBB BET Certified Firm shall employ
at least one NEBB BET Certified Professional in a full Normative Appendices: The normative appendices
time management position. to NEBB Procedural Standards are considered to be
integral parts of the mandatory requirements of the
NEBB BET Certified Professional: A full time em- Procedural Standards, which, for reasons of conve-
ployee of the firm in a management position who has nience, are placed apart from all other normative
successfully passed the professional level written elements.
and practical qualification examinations and main-
tains the professional re-qualification requirements Owners Project Requirements (OPR): A written
of NEBB BET Certification. document that details the project requirements and
the expectations of how it will be used and operat-
NEBB BSC Certified Firm: A firm that has met and ed. These include project goals, measurable perfor-
maintains all the requirements of the National Envi- mance criteria, cost considerations, benchmarks,
ronmental Balancing Bureau for firm certification in success criteria, and supporting information.
Technical Building Systems Commissioning and is
currently certified by NEBB. A NEBB BSC Certified
48 NEBB BSC Procedural Standards
Phase: A group of activities that outline the cours- Rainwater: Natural precipitation not contaminated
es of action necessary to complete that group of by use.
activities.
Range: The upper and lower limits of an instruments
Process: A quality focused approach of clearly de- ability to measure values for which the instrument is
fined procedures for enhancing the delivery of a calibrated.
project. The approach focuses upon verifying and
documenting that the facility and all of its systems, Reclaimed (recycled) water: Non-potable water
components, and assemblies are planned, designed, provided by a water/wastewater utility that, as a re-
sult of tertiary treatment of domestic wastewater,
installed, tested, can be operated and maintained to
meets requirements of the public health Authority
meet the Owners Project Requirements or Current
Having Jurisdiction for its reclaimed (recycled) wa-
Facility Requirements.
ter shall be approved by the public health Authority
Having Jurisdiction.
Point-to-Point Verification: This activity confirms a
specific point device is paired and connected to the
Resolution:
proper controller, that sensors are properly calibrated,
a. The smallest change in a measured variable
actuators are ranged correctly and that graphic points
that an instrument can detect.
are connected to the correct end device.
b. The implementation of actions that correct a
tested or observed deficiency.
Post Occupancy Phase: During this phase the NEBB
CP will revisit the project and perform performance Schematic Design (SD): A conceptual image of the
verification. This could include trend review, staff in- project engineering requirements. Load calculations,
terviews, and functional testing. preliminary system selection, and flow sheets are de-
veloped in this phase of the project. This phase typi-
Potable Water: Water that is satisfactory for drink- cally represents the project at approximately 35% of
ing, culinary, and domestic purposes and that meets the design effort.
the requirements of the Health Authority Having
Jurisdiction. Shall: Indicates mandatory requirements to be fol-
lowed in order for the project to become a NEBB cer-
Pre-Design Phase Commissioning: Commissioning tified project. Work must conform to these standards
tasks performed prior to the start of design activities and procedures and no deviation is permitted.
that include project programming and the develop-
ment of the commissioning activities for the project. Note: In the event unique circumstances prevent a
required action from being fulfilled, a notation shall
Pre-Functional Test (PFT): There are several types be included in the report explaining the reason the
of HVAC PFTs that are performed during the con- requirement was not completed. For example, such
struction phase prior to Functional Performance notation could be: Not Available, Not Applicable, or
Appendices 49
Not Accessible. The simple notation N/A without the process of verifying the performance of a build-
definition is not allowed. ing utilizing various procedures.
Should: Indicate a certain course of action is pre- Technical Commissioning Plan: A document that out-
ferred but not necessarily required. lines the project scope and defines responsibilities, pro-
cedures, schedules, and documentation requirements
Site Observation Report: A report of periodic site of the Technical Commissioning Process.
inspections and observations made by the CP. Ob-
servation reports are intended to identify installation Technical Commissioning Process: A quality fo-
issues/deficiencies requiring correction or analysis. cused approach of using clearly defined procedures
for enhancing the delivery of a project. The approach
Special System Inspections: Inspections required focuses upon verifying and documenting that the fa-
by a local code Authority Having Jurisdiction prior to cility and all of its systems, components, and assem-
occupancy and are not normally a part of the Techni- blies are planned, designed, installed, tested, can be
cal Commissioning Process. operated and maintained to meet the Owners Proj-
ect Requirements.
Standard: A required qualification, action, or result.
Test Procedure: A written protocol that defines
Standard Operating Procedure (SOP):
methods, personnel, and expectations for tests con-
a. An internal policy prepared by the Certified
ducted on components, equipment, assemblies, sys-
Firm or prepared by the Owner. Procedures
tems, and interfaces among systems.
are written to provide guidance, direction, and
step-by-step details relating to issues such as
Test Zone: A building, or a portion of a building, con-
safety, testing protocols, acceptance criteria,
figured as a single zone. For detached dwellings, the
etc. Use NEBB Certified Firm SOP in absence
test zone envelope normally comprises the thermal
of SOP prepared by the Owner.
envelope.
b. Established procedure to be followed in carry-
ing out a given operation or in a given situation.
Testing: The use of specialized and calibrated instru-
Start Up Test: Test that validates the component or ments to measure parameters such as temperature,
system is ready for automatic operation in accor- pressure, vapor flow, airflow, fluid flow, fluid quan-
dance with manufacturer requirements. tities, rotational speed, electrical characteristics,
velocity, sound and vibration level, air and hydronic
Static Test: Test or inspection that validates a spec- quantities, and other data in order to determine per-
ified static condition such as pressure testing. Static formance, operation, or function.
tests may be specification or code initiated.
Testing, Adjusting, and Balancing (TAB): A system-
Systems Manual: A system-focused composite doc- atic process or service applied to heating, ventilating
ument that includes all information required for the and air-conditioning (HVAC) systems, and other envi-
owners operators to operate the systems. ronmental systems, to achieve and document air and
hydronic flow rates. The standards and procedures
Technical Building Systems Commissioning (BSC): for providing these services are referred to as Testing,
NEBB Technical Commissioning Process. Adjusting, and Balancing described in NEBB Procedural
Standards for the Testing, Adjusting and Balancing of En-
Technical Commissioning (BSC): The NEBB Com- vironmental Systems.
missioning Certification program. Commissioning is
50 NEBB BSC Procedural Standards
Thermal Scan: Thermographic picture taken with with, or under control of, the firm per-
an Infrared Thermographic Camera. Thermographic forming or designing the task.
pictures show relative temperatures of objects and
surfaces and used to identify leaks, thermal bridg- Verification: The process where specific documents,
ing, thermal intrusion, electrical overload conditions, components, equipment, assemblies, systems, and
moisture containment, and insulation failure. interfaces among systems are confirmed to com-
ply with criteria described in the Owners Project
Thermogram: A recorded image that maps the ap- Requirements.
parent temperature pattern of an object or scene into
a corresponding contrast or color pattern.
Verification Checklists: These are developed and
used during all phases of the NEBB Commissioning
Training Plan: The document in outline form detail-
and Retro-Technical Commissioning Process to ver-
ing subjects for operator training. Training agendas
ify the Owners Project Requirements (OPR) or Cur-
should address instruction on how to obtain service,
rent Facility Requirements are being achieved.
operate, startup, shutdown, and maintain all systems
and components of the project.
Warranty Phase Commissioning: Commissioning
Trending: The use of data loggers or DDC data trends efforts executed after a project has been complet-
to verify functional performance tests, troubleshoot, ed and accepted by the Owner. Warranty Phase
or document system performance. Commissioning includes follow-up on verification of
system performance, measurement and verification
Troubleshooting: Procedural activities for investi- tasks, and assistance in identifying warranty issues
gating a specific fault or failure of a system or piece and enforcing warranty provisions of the construc-
of equipment. tion contract.
Appendix C Instrumentation
2% of reading
Hydronic 0 to 100 inches WG 1.0 inches WG
Hydrometer 2 in. wg
Differential 12 months
(Digital) 2% of reading
Pressure 0 to 200 feet WG 1.0 feet WG
2 ft. wg
Hygrometer
Relative Humidity 10 to 90% RH 3% RH 1% 12 months
(Digital)
Building Envelope Cx Instruments (Required for Certification only if performing Envelope Cx)
Thermal Sensitivity:
Thermal Image Temperature Accuracy:
-4 to +450F 0.1C @86F Note 3
Camera Measurement 2%, 3.6F
& 160x120
Receptacle Circuit
Receptacle Tester 125VAC NA NA NA
Tester
Voltage Voltage Detector 50 1,000 VAC NA NA NA
+/-3% + 0.5%
Light Level Light Level Meter 0 - 40,000 Lumens 10 L Note 3
of Full Scale
Special Electrical Cx Instruments (Required for Certification only if performing Special Electrical Cx)
1. Instrumentation with multiple capabilities shall be accepted for more than one function when submitting
documentation for a firms certification, providing that each separate function meets NEBB requirements
2. Calibrations of all instrumentation requiring calibration shall be traceable to current NIST Standards for US
Firms, or equivalent organizations in other countries
3. Calibration as per manufacturers requirements
Appendices 53
Airflow Multimeter
5% of reading,
Air Velocity Digital 0.5 to 12.7 M/Sec 0.01 M/Sec
0.035 M/Sec
12 months
5% of reading,
Analog NA 0.025 M/Sec
0.035 M/Sec
Array-type Grid or
Air Velocity NA NA
Airfoil Probe
Rotating Vane
Air Velocity Anemometer 0.25 12.7 M/Sec 5% of reading 0.01 M/Sec 12 months
(Analog/Digital)
Hygrometer
Relative Humidity 10 to 90% RH 2% RH 1% 12 months
(Digital)
Tachometer
Rotational Speed -
Rotational Speed 0 to 5,000 RPM 2% of reading 5 RPM 12 months
Dual Function
(Digital or Analog)
1% of reading
Air -40C to 115C 0.1C
plus 0.8C
Temperature
1% of reading
Immersion -40C to 115C 0.1C 12 months
plus 0.8C
1% of reading
Contact -40C to 115C 0.1C
plus 0.8C
54 NEBB BSC Procedural Standards
Building Envelope Cx Instruments (Required for Certification only if performing Envelope Cx)
Thermal Sensitivity:
Thermal Image Temperature Accuracy:
-20 to + 233C 0.1C @30C Note 3
Camera Measurement 2% or 2C
& 160x120
Capacitance 0-100%
% Moisture NA NA Note 3
Moisture Meter Moisture Level
Electrical Cx Instruments (Required for Certification only if performing Electrical Cx)
Receptacle Circuit
Receptacle Tester 125 VAC NA NA NA
Tester
Voltage Voltage Detector 50 1,000 VAC NA NA NA
+/-3% + 0.5% of
Light Level Light Level Meter 0 - 40,000 Lux 1 FC Note 3
Full Scale
Special Electrical Cx Instruments (Required for Certification only if performing Special Electrical Cx)
Meets Type 1 or Type 2 requirements specified in the current version of
Sound Level Sound Level Meter Note 3
ANSI S1.4 American National Standard Specification for Sound Level Meters
1. Instrumentation with multiple capabilities shall be accepted for more than one function when submitting
documentation for a firms certification, providing that each separate function meets NEBB requirements
2. Calibrations of all instrumentation requiring calibration shall be traceable to current NIST Standards for US
Firms, or equivalent organizations in other countries
3. Calibration as per manufacturers requirements
NEBB
8575 Grovemont Circle
Gaithersburg, Maryland 20877
Tel 301-977-3698
Fax 301-977-9589
www.nebb.org