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Specifications and specifics: how to writegood commissioning specificationsBruce Pitts and Jeff YirakWood Harbinger, Inc.
AIA Quality AssuranceThe Building Commissioning Association is a Registered Providerwith The American Institute of Architects Continuing EducationSystems (AIA/CES). Credit(s) earned on completion of this programwill be reported to AIA/CES for AIA members. Certificates of theCompletion for both AIA members and non-AIA members areavailable upon request.This program is registered with AIA/CES for continuing professionaleducation. As such, it does not include content that may be deemedor construed to be an approval or endorsement by the AIA of anymaterial of construction or any method or manner of handling, using,distributing, or dealing in any material or product.Questions related to specific materials, methods, and services willbe addressed at the conclusion of this presentation.2
Learning ObjectivesAt the end of this session participants will be able to: Utilize AIA/CSI 3-part spec format and standards Identify strengths and weaknesses in ASHRAE Standard202, Guideline 0, and Guideline 1.1 requirements forspecification preparation Develop a bulletproof commissioning specification3
Specification Basics4
What goes into the Project Manual?ProcurementRequirements(Division 00)ContractingRequirements(Division 00)ProjectManualSpecifications(Divisions 0149)5
AIA/CSI 3-part specificationsAudienceSpeaking to “the” contractorCSI specification structureapplies ,parts,articles,paragraphs6
Specification DivisionsSpecificationsDivision 01GeneralRequirementsDivision 02-19FacilityConstructionDivision 20-29FacilityServicesDivision 30-39Site &InfrastructureDivision 40-49ProcessEquipment7
Breakdown of a SectionPART 1GENERALPART 2PRODUCTSPART 3EXECUTION
Breakdown of a PARTPART 2 PRODUCTSEXAMPLE2.01 ARTICLEA. Paragraph1. Subparagrapha. Subparagraph1) SubparagraphFANSCentrifugalBladeSteelForward Curve9
Spec Do’s and Don’tsDo Include the statement “Themention of a subcontractor isnot meant to usurp theContractor’s responsibility toassign the work” Use conventional speclanguage like “shall” (not will, isto)Don’t Describe the work as to becompleted by specificsubcontractors Insert things in Cx specsthat belong in other sections,such as financial procedures,scheduling, submittals, etc. Cross-reference to otherapplicable sections10
Example Article1.01SECTION INCLUDES The Work of this Section includes the commissioning processand the relationships of the Owner, Contractor, Architect, andCommissioning Authority. The mention of a subcontractor is not meant to usurp theContractor’s responsibility to assign the work. The commissioningteam is assigned tasks to be completed to demonstrate completionand operation of the systems. The tasks described in this Sectionwill be performed by the commissioning team. Contractor shallensure the responsible subcontractor performs the assigned Cxtasks.– Ensure subcontractor’s scope includes commissioning tasksoutlined in this Section.– If Contractor delegates work to a subcontractor, Contractor shallensure that the subcontractor designates a representative to theCx Team.11
Why do you need a strong Cx specification? So the OPR is achieved So the contractor canadequately bid the amount oftime and effort to support thecommissioning process So other programobjectives (rating system,training requirements) aremet12
What should the Cx Specs Cover?CxContract ScopeCx Plan PlanCxSpecs Requirements13
ASHRAE to the rescue! Standard 202 – 2013 Guideline 0 – 2013 Guideline 1.1 - 200714
ASHRAE 202 – Cx ProcessSpecifications are discussed in an appendix, not in the Standarditself15
ASHRAE 202 specification requirements“For construction or renovation projects requiring contractdocuments, the owner shall require, by agreement, thedesign/construction team to include Cx specifications in the projectcontract documents. The Cx specification shall include the meetingof all requirements defined in the OPR applicable to the contractedparties and follow the Cx Process contained in the project's Cx Planas detailed in Section 9 of this standard.”-ASHRAE Standard 202, section5.2.7, Commissioning Specifications16
Guideline 0 - 2013 Still refers to a five-digitCSI specification scheme(pre-2004). Informative Annex Loffers a decent division 1guide specification, butdoesn’t offer any division 248 examples. Doesn’t address training.17
Guideline 1.1 - 2007 Generally refers to Guideline 0. Includes allowances. Only applies to HVACRCommissioning Has a decent Division 23example in Informative Annex L.18
What should your spec contain?All commissioning program requirements of the contractor List the CxA and other non-contractor team memberresponsibilities (Owner, Design Team); clearly delineate betweenthe contractor responsibilities and the responsibilities of the restof the team Include requirements for: SubmittalsCx MeetingsStartup and testing, including deferred or seasonal testingTraining and O&M/System Manual documentation19
Division 1 – General RequirementsSECTION [019100] [01 9100] [01 91 00] - COMMISSIONINGTalks to entire contractMeans and methodsExpansion of general conditions Description Proposed activity sequencing and expected durations Process and proceduresComplimentary to Facility Services Sections (Div 2-48)20
Division 1 Cx contentPart 1Responsibilities - whoScope - whatPart 2Not usedPart 3Process - how21
Example Division 1, Part 3 LanguagePART 3 - EXECUTION3.01MEETINGSA. Initial Meeting. Within 10 days of the Notice to Proceed (NTP),the CxA, through the owner/CM, will schedule, plan and conductan initial commissioning meeting. The contractor and itsresponsible parties are required to attend.B.Not inMiscellaneous Meetings.Other meetings will be planned andASHRAE!conducted by the CxA as construction progresses. Thesemeetings will cover coordination, deficiency resolution, andplanning issues. These meetings will be held at least monthly,until the final 3 months of construction, when they may be heldas frequently as one per week.22
Technical SectionsDivision 23, for exampleFor Installation and Start-up, include requirements forinvolvement of factory-authorized service representativesTrend log requirementsTraining requirementsDocumentation (Systems Manual) requirementsDivision 26Trend log requirementsEgress lighting performance testingFire Detection and Notification / Mass Notification23
Example Division 23, Part 3 Language3.08GENERAL TESTING REQUIREMENTSA.Provide technicians, instrumentation, and tools to performcommissioning tests at the direction of the CxA.B.Scope of HVAC&R testing shall include entire HVAC&Rinstallation, from central equipment for heat generation andrefrigeration through distribution systems to each conditionedspace. Testing shall include measuring capacities andeffectiveness of operational and control functions.C.Test all operating modes, interlocks, control responses, andresponses to abnormal or emergency conditions, and verifyproper response of building automation system controllers andsensors.D. 24
Non-Contract InformationProvide actual or representative Installation ChecklistsProvide one or more representative functional test forms to illustratethe scope and rigor of the functional testing and allow the contractorto bid the workProvide these as attachments25
What goes into the Project Manual?ProcurementRequirements(Division 00)ContractingRequirements(Division 00)ProjectManualSpecifications(Divisions 0149)26
Who writes the Cx Specifications?ASHRAE 202-2013 allows design team or CxAQ for the audience:Should the author be a PE?27
The CxA is a ProfessionalThe commissioning specifications are akin to the design documentsthe Engineer of Record is writingThe commissioning specifications become part of the contractMust be an integrated, cohesive document of quality28
Should you edit other sections?Yes, except you probably can’t.29
Editing specification sectionsProvide recommended edits to other sections, similar to a designreview. The PE is still responsible for Project Manual.Examples: Trend log requirements in the DDC section System manual documentation in other equipment sections Special testing requirements for integration testing Systems that require seasonal testing30
Do you need a Cx Plan if you have good specs?Yes Cx Plan includes designphase activity; specs do notNo The Cx Plan is just a copyof the Cx specifications anddoesn’t add anything The Cx Plan can’t modifythe contract, so it doesn’t meananything31
Plan vs. specsCx PlanCx SpecsPre-designConstruction OPR Cx Plan O&M TrainingDesignPost Occ BoD Plans and Specs Follow-up32
What else can you do?Cx activities added as separate line items to Schedule of Values Architects may be reluctantOr, have CxA review pay applicationsHave a way to tie commissioning progress and milestones topaymentDon’t put penalties or financial stipulations in the Div 2-48 specs.33
In summaryIllustrate non-contractor responsibilities in attachments and providesample commissioning documentation.For each project, the commissioning purpose and scope shall beclearly defined in the CxA contract.The CxA recommends the commissioning roles and scope in thespecifications for each system and component for which thesupplier’s support is required.Use ASHRAE and BCA for inspiration, but don’t expect them to feedit to you.34
Bruce Pitts,CPMP, CSBA, LEED AP BD CWood Harbinger, Inc.Woodharbinger.combpitts@woodharbinger.comJeff Yirak,PE, LEED AP BD C, O M
DiscussionBruce PittsJeff YirakRick Vance36
(Division 00) Contracting Requirements (Division 00) Specifications (Divisions 01-49) 5 What goes into the Project Manual? Project Manual. Audience Speaking to “the” contractor CSI specification structure applies to: DBB DB GC/CM Gov’t Organization Divisions, sections, parts, articles, paragraphs 6 AIA/CSI 3-part specifications. 7 Specifications Division 01 General Requirements Division .
