What are the 6 Phases of Building Cx?
Quality, Consequences and the Construction Industrial Complex (part 259).
You would think that there is an accepted, codified, commonly practiced commissioning process, you would be wrong.
New building commissioning is everybody and nobodies job. There is no standard practice in delivery, specifications are vague and there are no real consequences for short cuts. What other industry would accept the delivery of multi million dollar assets without real performance testing and verification?
I recently had a long conversation with an industry veteran who after 30 years firmly believes building commissioning is a paperwork exercise after equipment start-up. To prevent myself from drinking heavily, I am writing this as self soothing therapy.
In overview, there are some necessary inputs and a hierarchy of actions when delivering building commissioning.
Necessary Inputs
- A detailed Cx specification with no vague words or b#llsh!t clauses is essential.
- Penalties for poor performance and lack of execution.
- Commissioning Management (CxM). This is required on all projects by people that have expertise plus competence.
Hierarchy of Action - Who Does What, When
- Installation testing - Executed by contractors - Sample witnessed by design team and/or CxA.
- Start-up & equipment testing - Executed by contractors & vendors - Verified by design team and/or CxA.
- Functional performance testing - Executed by contractors & vendors & commissioning team - Verified by design team and/or CxA.
- Acceptance Testing - Executed by contractors & vendors - Verified by design team and/or CxA - Accepted by the Authority Having Jurisdiction.
- IST / Verification - Executed by contractors & vendors & commissioning team - Verified by design team and/or CxA.
Definitions That Matter
Commissioning (Cx) - Advancement of a system from a state of static completion to full dynamic operation in accordance with specified requirements. A one time event relating to new construction or new installation.
Commissioning Team - Individuals, who through coordinated actions are responsible for implementing the commissioning process.
Commissioning Management (CxM) - Planning, organization, co-ordination and control of Commissioning activities. A onetime event relating to new construction or new installation.
Certified Commissioning Authority (CxA) - An entity or person identified by the owner and certified by a recognized, independent institution who executes the commissioning process.
Functional Performance Testing (FPT) - Written protocol that defines methods, personnel, and expectations for tests conducted on building systems. FTP is an event. FPT is customized and checks that the system performs per the design intent and specified requirements in accordance with the owners requirements (OPR)
Acceptance Testing - Acceptance testing is a “canned” test that only checks to see if the system meets code or specification.
Acceptance - Contractually defined action that permits an activity to commence or conclude.
Integrated Systems Testing (IST) - Verification of functional performance and inter-connectivity of all systems within the whole building context.
The Commissioning Process
I do not care what ASHRAE, CSA, CIBSE, BCA or ACG say, there are 6 phases in the new building commissioning process. Here they are in the diagram below.
If your building matters to you or is in any way mission critical, the 6 commissioning phases above need to be implemented by qualified, technical, competent people.
I feel better now I have got that off my chest.... : )
Related Posts & Links
Twitter: @BLDWhisperer
Edifice Complex Podcast
Retired - Time to step aside and pass the baton
4 年One year comes around really fast, and it misses quite a few of the likely seasonal scenarios, it can take a few years before the full gamut of daily variations are experienced. There is an opportunity at the one year wrap up to bring the entire design and construction team in and share the good, the bad and the ugly, but it takes an enlightened Owner to make this work, this is not the time to play Robert de Niro with a baseball bat. David Bowie has a much better grasp of what time is needed to get a building fully operational - Five Years. However, given the normal track of design and construction budgets, it is fortunate if everyone leaves the project without working pro bono towards the end, so one year is a stretch. If the Owner is motivated AND has an outstanding operations and maintenance crew then the building may eventually work as envisaged in the early days when the architect unveils the glossy initial Design concept.
Owner at Pinerock Commissioning Ltd.
4 年Simple! Love it.
Director Asset Services
4 年Anthony Flint Dino Matsis
Commissioning Manager, Mission Critical Engineer
4 年Another great article, Adam. It is amazing that the benefits of thorough commissioning and the use of qualified commissioning managers are still not fully appreciated. I note that you recognise the added benefits of engaging a commissioning specialist at each end of the project spectrum. Input at the front end helps to develop the Owner's Project Requirements and set the commissioning scope in the contract documents. It sets the project culture. Input in the post handover period allows the commissioning specialist to guide the fine tuning process, thus helping to optimise building efficiency. These stages are covered in the Soft Landings frameworks, available on the CIBSE and BSRIA websites. Keep producing these awesome articles to help spread the word. I will continue to bang the commissioning drum down in the Antipodes. We just need the industry to focus on top-level quality, rather than bottom-line dollars. Cheers, Mark.
Career Break
4 年It likely will sound morbid.. grieving only has 5 stages.