Utilizing the Building Systems Commissioning Approach, BCC provides complete Electrical Commissioning Services including extensive experience in the following systems:
Lighting Systems:
*Networked Lighting Controls
*Dimming Systems
*Emergency/ Egress Lighting
Power Systems:
*Electrical Power Distribution/ Transformers
*Uninterruptible Power Supplies
*Emergency/ Standby Power Generation Systems
*Automatic Transfer Switches
*Photovoltaic Systems
*Facility Power Loss and Recovery Testing
Low-Voltage Systems:
*Intercom
*CATV
*Classroom Audio/ Video System Technologies
*Data and Network Cabling
*Clock Systems
*Fire Alarm and Mass Notification Systems
Security Systems:
*Intrusion Detection Systems
*Personnel Duress “Man-Down” Systems
*Access Control
*CCTV
*Digital Video Management Systems
Security Systems:
*Intrusion Detection Systems
*Personnel Duress “Man-Down” Systems
*Access Control
*CCTV
*Digital Video Management Systems
BCC will review the Request for Qualification documents and immediately upon notification to proceed with commissioning to verify and formalize the Owner’s Project Requirements (OPR) document and to work with Design Professionals (DP) to implement the Basis of Design (BoD). BCC will create design review comments during the appropriate phases of the project for the design team’s consideration. BCC will draft the commissioning specifications to be contained in the bid documents and hold a commissioning specification review meeting with the Owner Representative and Design Team. BCC will also create a pre-design phase commissioning outline and a design phase commissioning plan outlining the systems to be commissioned and the responsibilities of the respective members in the Commissioning Team.
BCC will conduct a back check of the design documents commissioning design review comments to the construction documents for conformance with OPR, BoD and commissioning provisions. Once the contract documents for construction team have been issued, pre-construction meeting is held and submittal reviews are underway, BCC will provide updates to the Construction Phase Commissioning Plan which shall serve to define and guide the activities of the Commissioning Team members through the commissioning process.
Is professionally operated and staffed such that our backlog of work can be performed without interruption of services to our clients, whose interest and perceptions are paramount to the success of our business. From our inception in 2010, BCC has aggressively pursued market transformation and commissioning process development and implementation on the local and international level. BCC has over 80 projects of combined experience in commissioning facilities. Our BCC technical teams have fostered cohesively over the years allows in developing a very efficient process, which translates to a better return on the Owner’s investment.
BCC works to form and facilitate a multi-disciplinary commissioning team as our standard approach to successful delivery of independent commissioning services. Combining the assets available from prime contractors, designers, and owners, and augmenting their expertise alongside our experienced certified commissioning professionals provides a solid foundation for effective commissioning execution. The Commissioning Authority will operate within the performance guidelines set out in the Owner’s Project Requirements (OPR) and incorporated into the Basis of Design (BoD) documents. These two documents shall be continually revisited to ensure the project's construction and the Building Systems Commissioning adheres to the OPR and BoD.
BCC maintains a strong commitment to education and instruction as a cornerstone to the success of our organization. BCC Management, Inc. utilizes BCA Certified Commissioning Professionals (CCP’s) and also ACG certified commissioning authorities (CxA’s) to execute the commissioning process on our projects.
BCC shall implement the criteria of the following resources as the basis for evaluating and establishing the overall testing program:
*AABC National Standards for Total Systems Balance - Seventh Edition 2016
*ACG Commissioning Guideline - 2005
*ANSI/ASHRAE/IES Standard 90.1 - 2013: Energy Standard for Buildings Except Low Rise Residential *Buildings (SI Edition)
*ANSI/ASHRAE/IES Standard 189: Standard for the Design of High-Performance Green Buildings
*ASHRAE Guideline 0 - 2013: Commissioning Process
*ASHRAE Guideline 1.1 - 2007: The HVAC&R Technical Requirements for the Commissioning Process
*ASHRAE Guideline 202 - 2013: Commissioning Process for Buildings and Systems
*BCA Best Practices in New Construction 2013
*BICSI: Telecommunications Distribution Methods Manual, 11th Edition – 2006
*ICC G4: 2012 Guideline for Commissioning
*ISO 10878-2013: Infrared Thermography - Non-Destructive Testing
*NECA 90: Commissioning Building Electrical Systems - 2004
*NFPA 70: National Electrical Code - 2008
*National Institute of Building Sciences (NIBS) Whole Building Design Guide
*NFPA 72: National Fire Alarm and Signaling Code
*USGBC LEED® Reference Guide Edition 2009
The above noted documents are the primary source references for the training of BCC personnel and would be the primary basis of our evaluation of the overall project-testing program combined with project plans and specifications requirements and contractual obligations.
For proprietary systems we would reference appropriate manufacturer’s information and prevailing industry standards. Our personnel are carefully trained to monitor application of relevant criteria through national standards, client design and installation standards, and proprietary documentation as required.
BCC employs experts from all building science fields and the Cx Provider Group is tailored for each project. Staff will be on site for scheduled commissioning meetings and periodic site visits to conduct necessary interim tests and inspections and at a frequency demonstrated in our Cx Plan. BCC will also be on-site to witness commissioned systems start-ups and Owner training, to implement functional performance tests and during the warranty period service as needed to facilitate any remedial Cx work and perform the 10-month walk-thru prior to expiration of the warranty period.
The Construction Phase Commissioning Plan will include the Commissioning Team and updated construction information obtained from review of Construction Documents, review of submittal data and controls submittals per commissioning scope, data from specific equipment being installed, complete controls sequences of operation, change order work to date, and any approved as-built modifications. BCC will provide submittal reviews for applicable systems to be commissioned for consideration and action by the Design Team and Owner Representatives. Design and submittal review documents will not be included in the Construction Phase Commissioning Plan document placed onsite for contractor execution of the SVC’s, but these submittal reviews will be contained in the Commissioning Report delivered to the Owner during the Post-Acceptance Phase of the project.
The Construction Phase Commissioning Plan will be presented to the contractor and explained during an onsite Commissioning Kick-Off Meeting where Commissioning Team Members will be identified, roles and responsibilities will be explained and Commissioning Team communication protocols will be established.
The Commissioning Plan contains project specific System Verification Checklists (SVC’s) prepared by BCC to be filled out by installing contractors, and manufacturer start-up checklists provided by installing contractors for equipment and systems included in the commissioning scope. System Verification Checklists (SVC’s) ensure that systems have been installed properly, conform to the specifications and are ready for safe start-up. Contractors carry out point-to-point control checks and document their results. The Owner Representative and Design Team will review the Commissioning Plan for approval to distribute to all commissioning team members during a Construction Phase Commissioning Kick-Off Meeting chaired by BCC Project Manager while onsite.
The Commissioning Authority observes installation progress frequently to assess construction compliance with the OPR, specification requirements, and prevailing industry standards. The CxA conducts commissioning meetings in conjunction with regular progress meetings to discuss upcoming commissioning milestones, start-ups, resolution tracking form issues, and tests required for the project. A consistent onsite CxA/CxT presence during construction provides owners, contractors and designers an additional avenue for communicating design intent concerns.
The contractor is responsible for starting equipment and systems in accordance with the project specifications. The Commissioning Authority witness’s start-ups and documents the results using the start-up checklists and provisions in the commissioning plan.
BCC writes and submits Functional Performance Tests (FPT’s) for Commissioning Team review for each system that details the tests to be undertaken to demonstrate correct operation under designed modes of control, specified sequences of operation, and the applicable pass/ fail criteria for compliance with the Owner’s Project Requirements (OPR). The Commissioning Authority verifies installation test results reported by the contractors, includes appropriate information in the Commissioning Report.
Acceptance Phase Commissioning
BCC reviews Operation and Maintenance (O&M) Manual submittals. With respect to O&M deliverables, BCC emphasizes the critical importance of accurate O&M Manuals and O&M Training through review of these contractor deliverables. BCC will coordinate with the contractors to enhance the Training Agendas prior to training of Owner Representatives. BCC will verify that specified training and manuals are provided to the Owner and that training is thoroughly documented and recorded per contract documents.
The Commissioning Authority (CxA) reviews and verifies the Testing, Adjusting and Balancing (TAB) agenda detailing the prescribed TAB procedures and TAB instrumentation planned for use on the project. During the course of Functional Performance Testing BCC will perform TAB verification with TAB Agency's approved Final TAB Report, sampling 100% of HVAC equipment and 15% of air distribution to verify the recorded values are within 10% of the values on the submitted TAB report.
The contractor is responsible for preparing the O&M documentation and training program for the Owner in accordance with the specification requirements. The CxA will organize and manage the training for the O&M personnel such that each responsible contractor shall provide detailed training agendas for their representative systems. The CxA, Designer, and Owner will review O&M documents for acceptance. The contractor prepares detailed written and or electronic O&M documents and training materials to supplement verbal presentations and demonstrations, thus providing a permanent resource for Owner’s staff. The CxA will work with Owner Representative to develop a spare parts list and to verify these extra parts match the products installed, are packed with protective covering and identified with labels describing there contents or as applicable per specification requirements and other applicable extra materials as required.
The CxA is responsible for preparing and submitting the Commissioning Report to the Owner. The Commissioning Report includes the documents noted herein and contains an Executive Summary addressing OPR conformance for all commissioned equipment and systems. The report includes references to system documentation, and is organized and tabulated to facilitate access to specific information. The Owner Representative and Design Team review the Commissioning Report to determine completion of the Commissioning Plan and may use this information to inform their decisions relative to acceptance and closeout procedures for the project. Elements of executing the commissioning process and submitting commissioning documents will adhere to the requirements of plans, addenda, changes and specifications.
The CxA is responsible for preparing and submitting a systems manual, which include compiled training plan into a training manual to be turned over to the Owner Representative for each commissioned system on this project and in conformance with commissioning specification requirements. These manuals will provide the Owner, building operating staff and other users the basis for operating and maintaining the building systems.
Post-Acceptance Phase Commissioning
BCC will organize and administer the necessary seasonal testing required for the equipment on the project. A review of the building operations serving tenant spaces will be conducted with the occupants and maintenance staff ten months after substantial completion of the project. A plan will be provided for resolving outstanding commissioning issues that are still present at the time of the walk-thru.
Scheduling and Sequencing Activities
The sequence and timing of the commissioning activities will be incorporated into the construction schedule through close coordination with the prime contractor. The Commissioning Authority identifies the required activities and coordinates with all team members to facilitate the integration of commissioning into the total construction program.
It is important to note that BCC will not be directly involved in interactions between the Authority Having Jurisdiction (AHJ) and the contractor to avoid confusing lines of authority, but the commissioning process will be closely involved with preparation for and mitigation of issues resulting from AHJ inspections for systems to be commissioned.
Construction issue resolutions are documented by Resolution Tracking Forms (RTF’s). The RTF ensures that issues raised during commissioning are documented, addressed, followed up, and kept visible until resolved.
Intent:
Verify that the building’s energy related systems are installed, calibrated, and perform according to the owner’s project requirements, basis of design and construction documents.
Requirements:
Designate an individual as the Commissioning Authority (CxA) to lead, review, and oversee the completion of the commissioning process activities.
The CxA shall have documented commissioning authority experience in at least two building projects.
The individual serving as the CxA shall be independent of the project’s design and construction management, though they may be employees of the firms providing those services. The CxA may be a qualified employee or consultant of the Owner.
The CxA shall report results, findings and recommendations directly to the Owner. d) For projects smaller than 50,000 square feet, the CxA may include qualified persons on the design or construction teams who have the required experience.
Owner shall document the Owner’s Project Requirements (OPR). Design team shall develop the Basis of Design (BOD). The CxA shall review these documents for clarity and completeness. Owner and design team shall be responsible for updates to their respective documents.Develop and incorporate commissioning requirements into the construction documents.
Develop and implement a commissioning plan.
Verify the installation and performance of the system to be commissioned.
Complete a summary commissioning report.
LEED® 2009 section EA Credit 3: Enhanced Commissioning
Intent:
Begin the commissioning process early during the design process and execute additional activities after systems performance verification is completed.
Requirements:
Prior to start of construction documents phase, designate an independent Commissioning Authority (CxA) to lead, review, and oversee the completion of all commissioning process activities. The CxA shall, at a minimum, perform Tasks 2, 3 and 6. Other team members may perform Tasks 4 and 5.
a) The CxA shall have documented commissioning authority experience in at least two building projects.
b) The individual serving as the CxA shall be:
i. independent of the work of design and construction;
ii. not an employee of the design firm, though they may be contracted through them;
iii. not an employee of, or contracted through, a contractor, or construction manager holding construction contracts;
iv. (can be) a qualified employee or consultant of the Owner.
The CxA shall conduct, at a minimum, one commissioning design review of the Owner’s Project Requirements (OPR),Basis of Design (BOD), and design documents prior to mid-construction documents phase and back-check review comments in the subsequent design submission.
The CxA shall review contractor submittals applicable to systems being commissioned for compliance with the OPR and BOD. This review shall be concurrent with A/E reviews and submitted to the design team and the Owner.
Develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.
Verify that the requirements for training operating personnel and building occupants are completed.
Assure the involvement by the CxA in reviewing building operation within 10 months after substantial completion with O&M staff and occupants. Include a plan for resolution of outstanding commissioning-related issues.
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