Commissioning 101
What is commissioning?
Commissioning (abbreviated as Cx) is a systematic process to ensure building building systems are designed, installed, and operating for optimal performance.
Commissioning is best engaged early in design in order to address potential issues
✓ Lower operation & maintenance costs by reducing demand, energy consumption, and time spent responding to complaints
✓ Reduce change orders
✓ Create better indoor air quality, leading to increased comfort, health, productivity, and satisfaction of occupants
Benefits of a commissioned building
What do commissioning providers (aka commissioning agents) do?
Commissioning poviders (also called commissioning agents) test equipment, review construction documents to meet the Owner's Project Requirements (OPR), and verify building operations.
Documentation of the commissioning process provides the foundation for correctly benchmarking the baseline energy consumption of the facility.
GAIA travels on-site to perform services that meet LEED, California Title 24, ASHRAE standards, and state and local codes nationwide.
When to hire a commissioning provider?
The sooner the better. Building owners benefit most by bringing commissioning agents early in the design phase to engage with cross-functional teams and help them make informed decisions.
Commissioning agents interact with the design team during Commissioning Design Reviews and Basis of Designs to fully understand the project needs before engaging with the contracting team through meetings, reading request for information (RFIs), monitoring schedules, and reviewing submittals.
To establish clear communication, our agents create and use Issues Logs to document functional performance tests.
Commissioning agents become a reliable resource over time to support operations mechanical system maintenance and catch errors or failures to avoid future costly breakdowns.
Due to their knowledge from design and construction, commissioning agents become a reliable resource through a building’s life cycle to support operations and maintenance once a building is running.
When do commissioning services end?
Different types of commissioning
1. Re-Commissioning (Re-Cx)
Definition: Re-Cx refers to the commissioning process applied to a building that has previously undergone the commissioning process. It is essentially a repeat of the initial commissioning process.
When it's Done: Typically conducted on a set schedule (every few years) or in response to significant changes in building use, renovations, or system upgrades.
Objective: To ensure that a building continues to operate as per the original design intentions and operational needs. It addresses changes in building usage, occupancy, and wear and tear over time.
2. Retro-Commissioning (Retro-Cx)
Definition: Retro-Cx is the process of commissioning a building that has never been commissioned before. It focuses on improving the efficiency of existing systems to match the current facility requirements.
When it's Done: Conducted on older buildings to enhance their operational efficiency, typically when a noticeable decline in performance or an increase in energy consumption is observed.
Objective: To optimize building systems for current use, which may have changed since the building's initial design. It often involves updating systems to newer standards and correcting design or construction deficiencies that were never addressed.
3. Ongoing Commissioning (Ongoing Cx)
Definition: Ongoing Cx is a continuous process to an existing, operable building, maimed at maintaining and improving the performance of a building's systems over its lifecycle. It leverages real-time data monitoring and system adjustments.
When it's Done: This is a continuous activity that happens throughout the life of the building. It often uses building automation systems to track performance and identify areas for improvement.
Objective: To ensure optimal performance of building systems on an ongoing basis, adapt to changing conditions, and identify maintenance needs proactively. It focuses on maintaining efficiency, reducing operating costs, and ensuring comfort and safety for occupants.
Differentiation Summary:
Re-Cx is about repeating the commissioning process for buildings that have been commissioned before, ensuring they still meet original or updated operational requirements.
Retro-Cx targets buildings that have not undergone commissioning, aiming to bring them up to current operational standards and improve efficiency.
Ongoing Cx is a proactive and continuous approach to monitor, maintain, and optimize building systems throughout their operational life.
Understanding these distinctions helps facility managers, building owners, and commissioning professionals apply the correct type of commissioning process to improve building performance, efficiency, and comfort.
The Commissioning Process — Key Points
Alignment with Owner’s Goals: The commissioning process ensures that the project aligns with the owner’s goals and design intent, verifying that building systems perform as required and meet operational needs.
Operational Efficiency and Cost Savings: By clarifying project requirements early, commissioning can reduce change orders, minimize system deficiencies, and lower long-term operating costs through improved energy efficiency and reduced corrective actions during construction.
Enhanced Reliability and Occupant Well-being: Commissioning supports occupant health and comfort with better system control and reduces downtime risks in critical facilities, such as data centers or medical buildings, by catching issues before they impact operations.
Our Step by Step Process aligns with LEED requirements:
Develop Owner’s Project Requirements
Develop Basis of Design
Engage Commissioning Provider (That’s us, GAIA!)
Develop Preliminary Commissioning Plan
Review OPR, BOD, and Design Documents
Develop Cx Requirements and Incorporate into Construction Documents
Update OPR, BOD, and Cx Plan
Conduct Cx Kickoff Meeting
Develop Construction Checklists
Conduct Prefunctional Inspections
Develop Functional Test Scripts
Execute Functional Testing
Document Findings
Prepare Cx Report
Compile Current Facility Requirements and Operations & Maintenance Plan
