Commissioning process: from OPR to turnover

Commissioning is a quality process that verifies a building's systems are designed, installed, tested and capable of being operated and maintained to meet the owner's requirements. It is not a single test at the end of construction. Effective commissioning starts during pre-design, continues through design and construction, and extends into the first year of occupancy.

In North America, the process is defined by ASHRAE Standard 202 and ASHRAE Guideline 0, with technical guidance for HVAC systems in ASHRAE Guideline 1.1. In Canada, CSA Z320 covers building commissioning, and health care projects follow CSA Z8000 and the commissioning requirements referenced in CSA Z317.2. Green building programs such as LEED make commissioning a prerequisite. This guide walks through each phase.

Who is involved

• Owner: defines requirements, approves key documents and accepts the building.
• Commissioning provider (CxP) or commissioning authority (CxA): leads the process, writes the commissioning plan, reviews documents, witnesses tests and reports issues. Ideally independent of the design and construction teams.
• Design team: documents the basis of design and responds to review comments.
• Contractors: complete checklists, start up equipment, perform tests and correct deficiencies.
• Operations staff: participate in testing and training so they understand the systems they will run.

Phase 1: Pre-design

The most important document of the commissioning process is created here: the owner's project requirements (OPR). It describes what the owner needs from the building in functional terms: occupancy, comfort criteria, energy and carbon goals, reliability, maintainability, budget constraints and operator capabilities.

The CxP also prepares the initial commissioning plan, defining scope, roles, schedule and the systems to be commissioned. See owner's project requirements and basis of design for how to write a useful OPR.

Phase 2: Design

During design, the engineers document the basis of design (BOD), explaining how the design meets the OPR: system choices, design conditions, codes and standards, and assumptions.

The CxP reviews design documents at defined milestones, typically schematic design, design development and before tender. Reviews focus on whether the design meets the OPR, whether it can be tested, operated and maintained, and whether sequences of operation are complete and clear.

The CxP also writes commissioning specifications so that contractors' responsibilities, such as completing checklists, supporting tests and providing training, are part of their contracts.

Phase 3: Construction

Submittal review

The CxP reviews equipment submittals for commissioning-related issues: controls points, test ports, access, and compatibility with the OPR.

Construction checklists

Contractors complete construction checklists (sometimes called pre-functional checklists) for each piece of equipment. These confirm that equipment is delivered undamaged, installed correctly, connected, labelled and ready for start-up.

Start-up and TAB

Equipment is started according to manufacturer requirements, and testing, adjusting and balancing is completed. The CxP reviews start-up reports and the TAB report and may spot-check readings.

Issues log

Throughout construction, the CxP records problems in an issues log, tracks responsibility and confirms resolution. A well-managed issues log is one of the most valuable outputs of commissioning.

Phase 4: Acceptance and testing

Functional performance testing (FPT) verifies that systems operate as intended through their full range of modes: start-up, normal operation, part load, alarms, failure modes and emergency operation. Tests follow written procedures prepared or approved by the CxP, and are performed by the contractors and witnessed by the CxP. See functional performance testing.

Where life-safety systems interact, such as smoke control, fire dampers and stairwell pressurization, integrated systems testing to CAN/ULC-S1001 is also required in many jurisdictions.

Systems that cannot be fully tested because of the season, such as cooling performance in winter, are scheduled for seasonal or deferred testing.

Phase 5: Turnover

Before the owner takes over, the CxP verifies that:

• Operations and maintenance manuals are complete and accurate.
• As-built drawings, control drawings and sequences reflect the installed systems.
• Operator training has been delivered and documented.
• The systems manual, which explains how systems are intended to operate, is in place.
• Outstanding issues are documented with responsible parties and target dates.

Phase 6: Occupancy and operations

Commissioning continues after occupancy. The CxP typically completes deferred and seasonal testing, reviews building operation several months after turnover, and conducts a review before the end of the warranty period, often around 10 months after substantial completion, so that warranty issues can be addressed while the contractors are still obligated.

A final commissioning report summarizes the process, test results, outstanding issues and recommendations for ongoing commissioning.

Key deliverables at a glance

Common pitfalls

1. Starting too late. Commissioning that begins during construction cannot influence design decisions.
2. Compressed testing schedules. When construction runs late, testing time is squeezed. Protect it in the schedule.
3. Incomplete controls. Functional tests cannot proceed until controls programming and graphics are finished and checked out by the contractor.
4. Operations staff left out. Operators who witness testing understand their building far better than those who only receive manuals.
5. No follow-through. Unresolved issues at turnover tend to stay unresolved.

Frequently asked questions

Is commissioning required by code in Canada?

The National Building Code does not generally require whole-building commissioning, but some provincial and municipal requirements, energy codes and programs do, and health care facilities typically require it. Integrated testing of fire protection and life-safety systems to CAN/ULC-S1001 is referenced by recent editions of the national codes and adopted in many provinces. Requirements vary, so confirm with the authority having jurisdiction.

How much does commissioning cost?

Cost depends on building size, complexity and scope. Complex buildings such as hospitals, laboratories and data centres need more extensive commissioning than simple offices. The cost should be weighed against the value of finding problems before occupancy.

Key takeaways

• Commissioning is a process spanning pre-design to the end of the warranty period, not a final test.
• The OPR defines success, and the BOD explains how the design delivers it.
• Construction checklists, the issues log and functional testing are the core verification tools.
• Seasonal testing and a warranty review catch problems that cannot be found at turnover.
• Starting early and involving operations staff deliver the most value. Learn more about our building commissioning approach.