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SECTION 16995 – ELECTRICAL COMMISSIONING

PART 1 - GENERAL

1.1 SUMMARY

A. Section Includes:

1. Start-up.
2. Commissioning.

B. Related Sections:

1. Supplementary Conditions Section.


2. Division 15 - Mechanical.
3. Division 16 – Electrical.

1.2 DESCRIPTION OF WORK

A. This Section includes work related to start-up procedures and the commissioning procedures related to
systems installation and start-up. This section also includes a description of the duties of the
Commissioning Agent (Cx) and contractor as they relate to start-up as well as other phases of the
HVAC, plumbing, fire protection and electrical work.

B. The activities called for in this Section apply to:

1. Life safety components of the HVAC and fire protection systems work called for by Division
15.
2. Electrical system work called for by Division 16.

C. Refer to other Division 16 Sections of the Specifications for start-up procedures for any other building
systems included in this scope of work.

D. The Owner has contracted directly for all of the duties and responsibilities required herein for the
Commissioning Agent (HESM&A, Inc. – contact Tim Gilbert, P.E., CxA direct line 678-365-2204,
cell 404-309-2337, email – tim.gilbert@hesm.com). The Contractor shall include the commissioning
activities in the master construction schedule.

1.3 DEFINITIONS

A. Commissioning: The procedures used to assist the Owner and the Architect/Engineer in monitoring the
installation of and facilitating the successful start-up of the building systems verifying their installation
performs as designed and specified; assisting with the permanent transfer of the operation and
maintenance responsibilities of the electrical systems to the Owner and the Owner’s operating
personnel. The installation is then “officially” placed into service and becomes the property of the
Owner.

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B. Start-Up: The initial activation or energizing of equipments or systems for the purpose of
demonstrating completeness of installation, utility connections, performance, system operations, and
ability to perform for it’s specified purpose.

C. Prefunctional Testing: The process of starting the equipment and systems utilizing vendor/contractor
startup and installation checklists in coordination with the CxA's prefunctional documentation to
ensure systems are operating in compliance with the contract documents, specifications and building
automation system sequences, prior to functional validation by the CxA.

D. Functional Performance Test: The process of checking and testing all components, systems, sub-
systems, and interfaces between systems to determine if they perform in accordance with the contract
documents. In this context, “function” includes all modes and sequences of control operation, all
interlocks and conditional control responses, and all specified responses to abnormal emergency
conditions.

PART 2 - PRODUCTS (NOT USED)

PART 3 - EXECUTION

3.1 GENERAL

A. Except for the activities to be performed by the Commissioning Agent called for herein, all component
and system installation work required by the Division 16 specifications including specific contractor
furnished items indicated by this Section shall be provided by the Contractor.

B. The Contractor shall provide all necessary manpower to assist the Commissioning Agent in his
activities to access all equipment and components including providing ladders with personnel to
remove and re-install ceiling tiles under equipment to be commissioned and providing door keys to
access rooms throughout the buildings.

C. The Contractor shall perform their own “in-house” preliminary commissioning and start-up based on
equipment manufacturers submitted procedures to the Cx for review to assure the systems, equipment,
and components are ready to be commissioned and inform the Commissioning Agent that his start-up
activities can begin. The contractor shall perform a prefunctional checkout of the building automation
system to verify functional sequences are complete prior to commencing the functional systems
validation by the CxA. After completion of the prefunctional checkout, they demonstrate to the CxA
that the systems operate as specified and complete. If the sequences are found to require minor
modifications, based on actual field conditions, the contractor and CxA shall jointly prepare
recommendations and submit to the Owner/Engineer of Record for approval, prior to modifications.

D. The Contractor shall perform detailed “point to point” fire alarm and lighting control, security, and
tele/data systems check outs to verify that all system wiring and any associated hard wired interlocks
are correct PRIOR to the commissioning acceptance testing activities by the Commissioning Agent.
Upon this completion by the Contractor, the Contractor shall work through the Sequence of Operation
with the Commissioning Agent to verify that it meets the intent of the specifications. If sequences are
found to require minor modifications based on actual field conditions, the Contractor and
Commissioning Agent shall jointly prepare recommendations and submit to the Owner and Engineer of
Record for his approval of the modifications.

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E. The contractor shall perform a “dry run’ test of the mechanical life safety systems and fire alarm
system including sprinkler water flow for the Cx, a minimum of two (2) days, prior to the Fire Marshal
test for Certificate of Occupancy.

3.2 COMMISSIONED EQUIPMENT / SYSTEMS

A. Electrical / Specialty Systems

1. Primary Distribution System

a. Duct Bank
b. Medium Voltage Cables
c. Pad-mount Transformer
d. Medium Voltage Pad-Mount Switchgear

2. Electrical Distribution System

a. Service Equipment
b. Ground Fault Protection
c. Meters
d. Panel Boards
e. Electronic Equipment Circuits
f. Grounding

3. Lighting

a. General Interior Lighting


b. Emergency Illumination
c. Lighting Control Systems
d. Illumination Levels

4. Emergency Power Supply System


5. Transient Voltage Surge Suppressors
6. Lightning Protection System
7. Telecommunications Systems

a. Telephone System
b. Data Cabling System

8. Fire Alarm System


9. Security Systems

a. Intrusion Detection
b. Access Control and Alarm Monitoring
c. CCTV Surveillance

3.3 START-UP

A. Place each item of equipment and each system into full operation.

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B. Prior to start-Up:

1. The Commissioning Agent (CX) shall verify that equipment and systems are complete,
correctly connected to utilities, and tested. The CX will submit to the Contractor and
Architect/Engineer Commissioning Site Reports indicating any deficiencies in the installation
relating to equipment and component connections (power, lighting controls, security system,
tele/data system, etc.), insulation installation, maintenance clearances for servicing components
and removal/replacement of equipment, code required clearances, hanger suspension of
equipment and components, etc. A detailed “Deficiency Log and Resolution Report” will be
maintained throughout the construction process and updated on a timely basis for the team.
2. The Commissioning Agent will review of the Contractor’s tests for the following. A Testing
Record Log will be maintained though the construction process.

a. Building ground resistance


b. Torque reports on service conductors and feeder cables in main switchgear
c. Generator load bank, circuit breaker coordination
d. Infrared scans of panels and transformers
e. Meggar test on feeder cables
f. Tele/data horizontal cable test
1) Cable test shall be performed per TIA/EIA 568B standards for
compliance with Category 5E/6 performance. Contractor shall submit
test reports in PDF and hard copy or furnish the software required to
view the test reports.
g. Tele/data backbone cable test
1) Cable test shall be performed per TIA/EIA 568B standards for
compliance with Category 5E/6 performance. Contractor shall submit
test reports in PDF and hard copy or furnish the software required to
view the test reports.

3. Comply with requirements of manufacturers.


4. Perform all pre-start inspections and tests as called for in Division 16 including all equipment
and as may be necessary to ensure that work is installed as specified and to determine suitability
for energizing.
5. The Contractor shall provide power for start-up and testing as may be required by the
Commissioning Agent.
6. The Contractor shall arrange for a change over from temporary to permanent utility
sources.
7. When specified or when required by manufacturer, have manufacturer’s representative
perform start-up and supervise their activities.

C. Notify the Cx / Architect / Engineer a minimum of three (3) days prior to start-up of each item and
system.

D. The Commissioning Agent’s start-up and testing of major system equipment and components specified
herein and in Division 16, shall take place with the assistance of the Contractor as required. Power and
fuel shall be provided by the contractor as required.

E. Execute start-up under supervision of qualified contractor and equipment manufacturer personnel and
in accordance with the manufacturer’s instruction.
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1. The CxA shall review the equipment manufacturer’s prefunctional checklist for completion.
The Cx may add to this checklist any requirements that go beyond the startup and installation
checklists, which must be acknowledged before demonstration of the functional tests occur.
2. When specified or when required by manufacturer, have manufacturer’s representative perform
start-up witnessed by the Commissioning Agent.
3. Review the manufacturer’s representative written report of start-up operation and include in the
Commissioning Report.

F. After start-up, the Commissioning Agent shall notify the Contractor of any “punch-list” items requiring
correction such as adjustments to components and equipment, any systems operation, equipment
clearances for maintenance and code compliance, connections for: power, controls, etc.

G. The Commissioning Agent shall perform with the Contractor assistance and manpower support
component and system testing checking through every function and control sequence/cycle to ensure
that it operates as designed and specified by conducting field observations for verification of the status
of operation.

H. The Commissioning Agent shall confirm the operation of equipment and systems documenting the
results in the Commissioning Report and submit this to the Owner/Architect/Engineer for review.

1. The Contractor shall have the final version of the Operating and Maintenance manuals specified
in Division 16 available during testing and demonstration for components and systems.

3.4 COMMISSIONING AGENT ACTIVITIES

A. Assist the Architect / Engineer in verifying and documenting compliance with the contract documents.

B. Review the Design Development documents along with the 50% and 95% Construction drawings and
specifications for Division 15 and 16 for “constructability” installation and prepare written comments
indicating design recommendations which will provide an easier installation process by the Contractor.

C. In conjunction with the Architect / Engineer, review and affix a review stamp on all Division 16
submittals called for by the Contract Documents. This review shall proceed AFTER the Engineer’s
submittal review comments have been forwarded to the Commissioning Agent.

D. Oversee the performance of the start-up and functional tests of equipment, systems and components
working with the Contractor for the sequences of operation.

E. Review the Contractor’s instructions contained in the submittal of the Operation and Maintenance
manuals having procedures given to the Owner’s operating and maintenance personnel during the
Contractor training classes. Coordinate with the Contractor and attend these training classes (optional
as pre-approved as additional services by Owner). The Commissioning Agent shall review the
Contractor’s material for the training classes given to the Owner which shall include as a minimum the
following:

1. The Training Classes shall be provided as required by the Engineer’s specifications. The
session shall be conducted at the time of start-up and checkout of the systems.
2. Fire alarm, security, tele/data, and emergency system training should be scheduled in
conjunction with the equipment training items.
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3. Fire alarm, security, and tele/data systems training shall be conducted by the installer of the
system and consist of sessions as required by the Engineer’s specifications.
4. The Commissioning Agent shall oversee and approve the Contractor’s Training Program
documentation prior to the start of the Training Classes and enhance the program as required
with any commissioning requirements of benefit to the Owner. This Training Program shall
include how the training will be conducted; when and where the sessions will be held; names
and company affiliations of trainers; recommended reference materials; outside reading, etc.

F. Observe installed electrical raceways, devices, controls, and equipment prior to covering or ceiling and
partition installation.

G. Make periodic site visits during equipment and system “rough-in” to review their installation with
particular attention paid to proper access for maintenance, code required clearances, equipment testing,
replacement, etc. Document these findings in Commissioning Site Reports as “punch-list” items
requiring correction by the Contractor.

H. Coordinate with the Contractor’s construction schedule for implementation of the Commissioning
Activities after reviewing the overall general construction schedule. Coordinate updates to the
Commissioning Activities with the Contractor throughout the construction of the project.

I. Witness a sample of design and performance tests called for by Division 16. Initiate and witness
additional system and equipment tests as required to verify compliance and performance.

J. Monitor the installation of all major electrical equipment.

K. Attend site observations for substantial and final completion and assist in listing (punch list) the
incomplete or corrective work called for.

L. Review the fabrication, installation and storage procedures of all materials, equipment and shop
fabricated items, in the field as well as at the subcontractor’s shop, and at the shop of any sub-sub-
contractors or suppliers.

M. Review all changes in scope that affect the systems to be installed related to the work of Division 15
and 16 and adjust the Commissioning Plan as required.

N. Review the Contractor’s submittal of “as-built” drawings of Division 16 systems and forward any
comments to the Architect and Owner.

O. Review the Contractor’s installed equipment identification and labeling for conformance to the
specifications.

P. Coordinate the start-up with the Owner so that their staff can be present during the commissioning
start-up and system testing activities.

Q. Prepare and submit the Commissioning Report prior to project acceptance by the Owner. The report
shall contain the Commissioning Plan consisting of the following:

1. Equipment and systems testing procedures


2. Commissioning Site Reports of punch list items
3. Completed Equipment Start-up Report Forms
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4. Manufacturer Start-up Reports
5. Deficiency and Resolution Log reports
6. Testing Log reports

R. Post Acceptance Warranty Period Commissioning

1. Coordinate and supervise required seasonal or deferred testing and deficiency corrections.
2. Return to the site at ten (10) months into the twelve (12) month warranty period and review
with facility staff the current building operation and the condition of outstanding issues related
to the original and seasonal commissioning.
3. Interview Plant Operations staff and identify problems or concerns they have with operating the
building as originally intended. Make suggestions for improvements and for recording these
changes in the O&M manuals.
4. Identify areas that may come under warranty or under the original construction contract. Assist
Plant Operations staff in developing reports, documents, and requests for services to remedy
outstanding problems.

3.5 COMMISSSIONING AGENT - SCHEDULE OF ACTIVITIES

A. Within a timely fashion after the Notice to proceed, the Commissioning Agent shall submit to the
Contractor a schedule of the construction activities related to the work of Division 15 and 16, as called
for by the Contract Documents, which the Commissioning Agent will be inspecting, monitoring or
performing, including the name of the person who will be performing the Activities. Periodic updates
will be submitted during the course of the project to keep the Contractor current with any modifications
to Contractor’s construction schedule and the Schedule of Activities.

B. Prior to the beginning of any major electrical systems field work, the Commissioning Agent will
forward to the Owner / Architect / Engineer and the Contractor copies of the applicable “Start-up”
forms to be executed by the Commissioning Agent with the assistance of the Contractor’s field
personnel.

C. The CxA shall prepare and distribute, functional test procedures for completion by the CxA. These
documents will be used during completion of the prefunctional tests and during the CxA validation
process to confirm systems are complete and operational.

3.6 CONTRACTOR RESPONSIBILITIES - COMMISSIONING AGENT ACTVITIES

A. Contractor shall accommodate the duties and tasks of the Commissioning Agent, including, but not
limited to, by:

1. Allowing the Commissioning Agent access to the site during normal working hours.
2. Working with the Commissioning Agent to coordinate commissioning activities with
construction activities and include these activities in the master construction schedule. This
master construction schedule shall include a minimum of two (2) weeks of schedule time for the
commissioning activities PRIOR to project turnover to the Owner for “final” building systems
acceptance.
3. Making allowance in the overall project schedule for the integration of those commissioning
activities which are dependent upon the activities and progress of the project. Allow a
minimum of fourteen (14) days from the start-up of the last unit in the system until the
completion of the Commissioning process.
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4. Notifying the Commissioning Agent directly with a copy to the Architect, of any procedure,
test, covering, installation, or start-up of equipment, which are on the Schedule of Activities.
5. Contractor shall inform the Commissioning Agent of the schedule of his performance for all
tests for electrical components and equipment. The Mechanical Controls and Fire Alarm
contractors shall perform their own “Point-to-point” wiring and communications detailed field
testing to assure all Controls and Fire Alarm systems are functioning properly PRIOR to the
Commissioning Agent’s Functional Testing activities. The fire alarm contractor shall assist the
Commissioning Agent in the field providing labor as required to operate the system during the
Functional Testing of all electrical fire alarm equipment and components.
6. The Contractor shall respond in writing to the Commissioning Site Reports with dates of
completion of the associated punch list items noted by the Commissioning Agent.
7. The Contractor shall provide power and fuel for start-up and testing as may be required by the
Commissioning Agent and other sections of the specifications.
8. The Contractor shall arrange for a change over from temporary to permanent utility sources.
9. Where specified or when required by manufacturer, the Contractor shall have the
manufacturer’s representative perform start-up to be supervised by the Commissioning Agent
for their activities.
10. Refer to paragraph 3.01 above for additional Contractor requirements.

B. The Contractor’s construction schedule shall be the basis for the coordination of the Commissioning
Agent’s activities. Input from the Commissioning Agent shall not be used or construed to dictate the
progress, timing or planning of any of the Contractor’s work activities except as necessary to
coordinate the Commissioning Agent’s scheduled activities.

C. Contractor shall provide a minimum of seven (7) days written notice in advance of any test, cover-up,
installation or scheduled commissioning activity. Failure to provide this notice may result in the
Contractor uncovering, re-testing or re-starting these systems at the Contractor’s expense.

D. The Contractor shall, at all times and upon demand, make available to the Architect and the
Commissioning Agent for inspection, the Record Drawings maintained in the field called for by the
General Conditions, all currently approved Shop Drawings, and the current version of the Operation
and Maintenance manuals.

E. The Contractor shall coordinate and make arrangements for a collaborative effort between the
Commissioning Agent and the Fire Alarm sub-subcontractor to perform functional tests on each item,
sub-system and entire system witnessed by the Commissioning Agent. Additional systems as noted
herein will require the Contractor’s assistance in field personnel along with providing access to ceiling
plenums and rooms (providing labor to remove/reinstall ceiling tiles, ladders, etc.).

F. The Contractor shall make provisions for and shall accommodate the services to be performed.

G. The Contractor shall schedule the Work taking into account the activities to be performed by the
Commissioning Agent. No claim for delay or request for an extension of Contract Time will be
allowed as the result of the scheduled activities of the Commissioning Agent.

H. The Contractor shall take into account the activities of the Commissioning Agent in submitting their
Bid for the Work. No additional compensation or changes in the Contract Sum will be approved if the
basis of the proposed change is a result of the prescribed activities of the Commissioning Agent.

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I. The Contractor shall conduct training classes and coordinate with the Commissioning Agent for his
participation. All Training Classes shall be recorded on videotape and two copies of the tapes shall be
furnished to the Owner for use to train future staff. The Commissioning Agent shall assist the
Contractor in the Contractor’s training classes given to the Owner which shall include as a minimum
the following:

1. The Training Classes shall be provided as required in Division 16 specifications.


2. Lighting controls, tele/data, security, and fire alarm system training should be scheduled in
conjunction with the equipment training items.
3. The Contractor shall have factory specialists for major equipment and systems present their
specific training to the Owner.
4. The Contractor shall prepare the Training Program documentation prior to the start of the
Training Classes and forward a copy of it to the Commissioning for inclusion of any necessary
commissioning requirements that will be benefit to the Owner. This Training Program shall
include how the training will be conducted; when and where the sessions will be held; names
and company affiliations of trainers; recommended reference materials; outside reading, etc. A
Training Agenda for the electrical, lighting controls, tele/data, security, and fire alarm systems
shall be provided in the Program. The Agenda and Program shall include all systems installed
along with a walk-thru of through of the buildings, start-up procedures and emergency actions,
shut-down procedures, maintenance schedules and requirements, warranties and call procedures
during and after warranties expire, spare parts and sources, and tools/troubleshooting.

END OF SECTION

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