Commissioning of Electrical Systems
Commissioning of Electrical Systems
Commissioning of Electrical Systems
PART 1 - GENERAL
1.1 SUMMARY
A. The purpose of this section is to specify the Division 26 responsibilities and participation in the
commissioning process.
B. Work under this contract shall conform to requirements of Division 01, General Requirements,
Conditions of the Contract, and Supplementary Conditions. This specification covers
commissioning of electrical systems which are part of this project.
C. Commissioning work shall be a team effort to ensure that all electrical equipment and systems
have been completely and properly installed, function together correctly to meet the design
intent, and document system performance. Commissioning shall coordinate system
documentation, equipment start-up, and verification and performance testing.
D. The commissioning team shall be made up of representatives from the University, design
professionals, major equipment suppliers, and construction trades. The trades represented on
the commissioning team shall include, but not be limited to, sheet metal, piping and fitting,
controls, test and balance, and electrical. The lead person for each trade who will actually
perform or supervise the work is to be designated as the representative to the commissioning
team. Responsibility for various steps of the commissioning process shall be divided among the
members of the commissioning team, as described in this section.
E. The Commissioning Authority shall have responsibility for coordinating and directing each step
of the commissioning process. The Authority shall be a true third party, not affiliated with any of
the companies involved with the project design.
F. Electrical system installation, start-up, testing, preparation of O&M manuals, and operator
training are the responsibility of the Division 26 Contractors, with coordination, observation,
verification and commissioning the responsibility of Division 01, Section 01 9113. The 01 9113
commissioning process does not relieve Division 26 from the obligations to complete all portions
of work in a satisfactory and fully operational manner.
G. Refer to Division 01, Section 01 9113, for a full list of commissioning related definitions. A few
critical definitions are included below:
F. Individual Division 01, 21, 22, 23, 25, and 26 sections contain requirements related to the
commissioning process.
A. Refer to Section 01 9113 for Commissioning Authority, University, Architect, and General
Contractor roles and responsibilities.
B. Refer to Section 21 0800 for fire protection contractor roles and responsibilities.
E. Refer to Section 25 0800 for integrated automation contractor roles and responsibilities.
F. Electrical Contractor
10. Assist the Commissioning Authority in all Pre-Functional Checklist verifications and
Functional Performance Tests.
11. Prepare preliminary schedule for electrical system orientation and inspections, O&M
manual submission, training sessions, emergency generator testing, equipment start up,
and task completion for use by the Commissioning Authority. Update schedule as
appropriate throughout the construction period.
12. Attend initial training session.
13. Conduct electrical system orientation and inspection at the equipment placement
completion stage.
14. Update drawings to the record condition to date, and review with the Commissioning
Authority.
15. Gather O&M data on all equipment, and assemble in binders as required by the
Commissioning Specification. Submit to Commissioning Authority for review prior to the
completion of construction.
16. Notify the Commissioning Authority a minimum of two weeks in advance, so that
witnessing equipment and system start-up and testing can begin.
17. Participate in, and schedule vendors and Contractors to participate in the training
sessions as set up by the Commissioning Authority.
18. Provide a complete set of as-built records to the Commissioning Authority.
B. The work included in the commissioning process involves a complete and thorough evaluation
of the operation and performance of all components, systems, and sub-systems. The following
equipment and systems shall be evaluated:
1. Indoor lighting and controls including power transfer schemes, emergency lighting, and
outdoor lighting.
2. Emergency power monitoring and operation
3. Electrical support for mechanical equipment listed in Section 23 0800 - Commissioning
of HVAC Systems
C. System components which will not be functionally performance tested but will be included in the
commissioning scope for conformance to the design documents, verification of specified
Contractor testing, construction phase observation, and training verification shall include:
1. Primary switchgear
2. Primary transformer
3. Main switchgear
4. Distribution switchgear
5. Distribution Switchboards
6. Panel boards
7. Isolation power systems
8. Power conditioners
9. Power factor correction
10. Paralleling gear
11. Automatic transfer switch
12. Lighting protection
13. Grounding system
14. SCADA system
15. Lighting and lighting controls
D. Timely and accurate documentation is essential for the commissioning process to be effective.
Documentation required as part of the commissioning process shall include but not be limited
to:
E. Detailed testing shall be performed on all installed equipment and systems to ensure that
operation and performance conform to contract documents. All tests shall be witnessed by the
Commissioning Authority. The following testing is required as part of the commissioning
process:
1. Functional Checklists are comprised of a full range of checks and tests to determine that
all components, equipment, systems, and interfaces between systems operate in
accordance with contract documents. Verification is completed by the Division 23, 26,
and 28 contractors and documented using Functional Checklists.
2. Functional Performance Tests (FPT) shall determine if the electrical system is operating
in accordance with the design intent. This includes all operating modes, interlocks,
control responses, and specific responses to abnormal or emergency conditions.
F. Comprehensive training of O&M personnel shall be performed by the Electrical Contractor, and
where appropriate, by other sub-contractors, and vendors prior to turnover of building to the
University. The training shall include classroom instruction, along with hands-on instruction on
the installed equipment and systems.
1.5 DOCUMENTATION
A. The Commissioning Authority shall oversee and maintain the development of the document
process. The GC shall facilitate project documentation through the web-based commissioning
software. The commissioning documentation shall include, but not be limited to, the following:
1. Commissioning Plan
2. Commissioning Schedule
3. Document Request Log
4. Commissioning RFIs
5. Commissioning Field Reports
6. Design Team Issues Log on the WCxS
7. Contractor Commissioning Issues Log on the WCxS
8. Pre-Functional Checklists
9. Functional Performance Tests
PART 2 - PRODUCTS
A. The appropriate Contractor(s) shall furnish all special tools and equipment required for testing
during the commissioning process. A list of all tools and equipment to be used during
commissioning shall be submitted to the Commissioning Authority for approval. The University
shall furnish necessary utilities for the commissioning process.
A. Proprietary test equipment and software required by any equipment manufacturer for
programming and/or start-up, whether specified or not, shall be provided by the manufacturer of
the equipment. Manufacturer shall provide the test equipment, demonstrate its use, and assist
in the commissioning process as needed. Proprietary test equipment (and software) shall
become the property of the University upon completion of the commissioning process.
PART 3 - EXECUTION
3.1 GENERAL
A. A pre-construction meeting of all commissioning team members shall be held at a time and
place designated by the University. The purpose shall be to familiarize all parties with the
commissioning process, and to ensure that the responsibilities of each party are clearly
understood.
B. The Contractor shall complete all phases of work so the systems can be started, tested,
balanced, and commissioning procedures undertaken. This includes the complete installation of
all equipment, materials, pipe, duct, wire, insulation, controls, etc., per the contract documents
and related directives, clarifications, and change orders.
D. Acceptance procedures are normally intended to begin prior to completion of a system and/or
sub-systems, and shall be coordinated with the Division 26 contractor. Start of acceptance
procedures before system completion does not relieve the contractor from completing those
systems as per the schedule.
A. The Contractor shall provide skilled technicians to start-up and debug all systems within
Division 26. These same technicians shall be made available to assist the Commissioning
Authority in completing the commissioning program. Work schedules, time required for testing,
etc., shall be requested by the Commissioning Authority and coordinated by the contractor.
Contractor shall ensure that the qualified technician(s) are available and present during the
agreed upon schedules and of sufficient duration to complete the necessary tests, adjustments,
and/or problem resolutions.
B. System performance problems and discrepancies may require additional technician time,
Commissioning Authority time, reconstruction of systems, and/or replacement of system
components. The additional technician time shall be made available for subsequent
commissioning periods until the required system performance is obtained.
C. The Commissioning Authority reserves the right to question the appropriateness and
qualifications of the technicians relative to each item of equipment, system, and/or sub-system.
Qualifications of technicians shall include expert knowledge relative to the specific equipment
involved and a willingness to work with the Commissioning Authority. Contractor shall provide
adequate documentation and tools to start-up and test the equipment, system, and/or sub-
system.
equipment supplier, and Commissioning Authority. Whereas all members shall have input and
the opportunity to discuss, debate, and work out problems, the University shall have final
jurisdiction over any additional work done to achieve performance.
B. Corrective work shall be completed in a timely fashion to permit the completion of the
commissioning process. Experimentation to demonstrate system performance may be
permitted. If the Commissioning Authority deems the experimentation work to be ineffective or
untimely as it relates to the commissioning process, the Commissioning Authority shall notify
the University, indicating the nature of the problem, expected steps to be taken, and suggested
deadline(s) for completion of activities. If the deadline(s) pass without resolution of the problem,
the University reserves the right to obtain supplementary services and/or equipment to resolve
the problem. Costs incurred to solve the problems in an expeditious manner shall be the
contractor’s responsibility.
C. The University’s contract with the Commissioning Authority includes up to two tests of each
piece of equipment or system included in the commissioning scope. Commissioning Authority
time and expenses required for retests beyond two, if required, due to incomplete installation or
otherwise, will be paid by the University and reimbursed by the contractor.
A. Seasonal commissioning pertains to testing under full load conditions during peak heating and
peak cooling seasons, as well as part load conditions in the spring and fall. Initial
commissioning shall be done as soon as contract work is completed, regardless of season.
Subsequent commissioning may be undertaken at any time thereafter to ascertain adequate
performance during the different seasons.
B. Heating equipment shall be tested during winter design extremes. Cooling equipment shall be
tested during summer design extremes with a fully occupied building. Each contractor and
supplier shall be responsible to participate in the initial and the alternate peak season tests of
the systems as required to demonstrate performance.
1. The Commissioning Authority will conduct periodic observations during the construction
phase to monitor progress and compliance with the design intent and contract
documents.
2. Commissioning Authority observations will coincide with design team observations and
are not intended to take the place of this work.
A. Pre-Functional Checklists
a. HVAC Contractor - provide the services of a technician(s) who is (are) familiar with
the construction and operation of this system. Provide access to the contract
plans, shop drawings, and equipment cut sheets of all installed equipment.
b. Controls Contractor - provide the services of a controls engineer who is familiar
with the details of the project. Provide details of the control system, schematics,
and a narrative description of control sequences of operation.
c. Electrical Contractor - provide a foreman electrician familiar with the electrical
interlocks, interfaces with emergency power supply, and interfaces with alarm and
life-safety systems. Provide access to the contract plans, and all as-built
schematics of sub-systems, interfaces, and interlocks.
a. The Commissioning Authority will select, at random, 10% of the checklists for
verification, 100% of the Fire Alarm checklist.
b. If 10% or more of the checklists are found to be inaccurate for each system or
equipment type, all of the checklists for that system or equipment type will be
rejected. Complete, accurate checklists will need to be resubmitted.
2. Submittals
a. Participants in the functional performance tests shall be the same as those listed in
the Functional Checklists.
a. The Commissioning Authority shall supervise and direct all functional performance
tests.
1) Set the system equipment into the operating mode to be tested (i.e. normal
shut-down, normal auto position, normal manual position, unoccupied cycle,
emergency power, and alarm conditions).
2) The Commissioning Authority shall inspect and verify the position of each
device and interlock identified in the test procedure. Each item shall be
signed off as acceptable (yes) or failed (no).
3) This test shall be repeated for each operating cycle that applies to the
mechanical system being tested.
4) Operating checks shall include all safety cutouts, alarms, and interlocks with
smoke control and life safety systems during all modes of operation of the
electrical system.
5) If during a test an operating an operating deficiency is observed, appropriate
comments will be added to the web based commissioning software.
a. All measured data, data sheets, and a comprehensive summary, describing the
operation of the electrical system at the time of testing shall be submitted to the
Commissioning Authority.
b. A preliminary functional performance test report shall be prepared by the
Commissioning Authority and submitted to the Design Professional for review.
Any identified deficiencies need to be evaluated by the Design Professional and
A. The Systems Manual shall be submitted in paper AND/OR electronic format and shall contain
the following major sections:
1. System Descriptions:
2. Operating Instructions:
b. The instructions shall be suitable for posting adjacent to the equipment concerned.
c. The contractor shall provide instructions for (at minimum):
1) Transformers
2) Primary switchgear and substations
3) Secondary Switchgear and Switchboards
4) Automatic transfer switches
5) Emergency power systems
6) Electrical distribution systems
7) Lighting control systems
8) Fire alarm systems
9) Security systems
10) Clock systems
11) Paging systems
12) Uninterruptible power systems/Inverters
13) SCADA system
1) Weekly
2) Monthly
3) Quarterly
4) Semi Annual
5) Annual
6) Other
1. Operating Instructions:
b. These diagrams shall be suitable for reduction in size and use in the operating
manual system descriptions previously covered.
a. Design intent
b. Occupied vs. unoccupied or partial occupancy
c. Seasonal modes of operation
d. Emergency conditions, transfer schemes, and procedures
e. Other issues important to facility operation
3. System operations
4. Service, maintenance, diagnostics and repair
5. Use of reports and logs
6. Troubleshooting, investigation of malfunctions, and determining reasons for the problem
C. The contractor shall be responsible for organizing, arranging, and delivering this instruction in
an efficient and effective manner on a schedule agreeable to the University.
D. The contractor shall provide, at or before substantial completion, a proposed agenda and
schedule of the above training for approval by the Commissioning Authority and the University.