Construction Phase 2

Develop Functional Performance Tests

Functional/ performance tests verify that the systems function and perform as designed and per the owner's prject requirements (OPR).  In most cases, the tests will be developed using the sequence of operations as the basis.  However, performance requirements (system reaction/ recovery times, cooling/ heating loads, etc) may not be specifically listed in the sequence of operations and will need to be incorporated in to the tests.
The test documentation format typically includes individual line items that with the following:
Action (change setpoint) -> Expected Reaction (valve modulate) -> Actual Reaction -> Pass/ Fail 
Each line will also have a place for the persons participating and witnessing the test to initial and date the results.  A section for comments or notes is recommended to record deviations or issues found during testing.
Once completed, the draft versions of the tests should be distributed to the commissioning team for review, comments and final markups.  During the construction phase, any approved changes to the systems or equipment that will affect the performance or function of the system need to be updated in the test documents prior to their execution.  

Organize and Direct Testing

The commissioning authority is responsible for organizing and directing the testing not the physical execution of the tests.  The sub-contractors (controls, mechanical, electrical, etc) as well as any other relevant commissioning team member will execute the test by manipulating the system based on the test requirements.  Any tools, spare parts, consumables, measurement devices, required for the test are to be provided by the sub-contractors or as specified in the contract documents.
Testing includes both pre-functional checksheets as well as functional/ performance tests.  In the case of the pre-functional checksheets, the commissioning authority typically verifies a sampling of the completed forms in the field.  The sampling rate will depending on the owner's tolerance for risk (10% checks versus 100% checks) which will be reflected in the scope and budget. 

Verify Training and Systems Manuals

Verifying the owner's project requirements throughout the project and handing a high performance facility over to the operations and maintenance personnel is not the end of the commissioning authorities responsibilities.  Any high performance equipment or system operated by personnel without proper training or manuals is doomed to sub-par performance or worse failure.
As part of the owner's project requirements (OPR), the commissioning authority will meet with the operations and maintenance personnel and determine what level of training will be needed.  Like all
 OPRs, the commissioning authority will review the training agenda and systems manuals to verify they are adequate and meeting the owner's needs.  Finally, the commissioning authority will verify by witnessing or reviewing the materials from the training sessions to be sure training occurred.