Scoping a Commissioning Job in Terms of Contractor Involvement ???

Systems to be Commissioned Or Contractor Performance Expectations What do we mean by Scope?

Whose Expectations? Owner ? –Doesn’t know what to expect Contractor ? –Do less work... Make more money Design Professional ? –We don’t do means and methods

Whose Should Define Expectations? Owner, Architect, CM, GC? CxA ? –We don’t define Scope, but we should help. –Just like Owners Project Requirements –Just like Basis of Design –Should it be in the Cx Spec?

What About Specs.? So far, the design Community has not paid much attention to Cx. Specs. MasterSpec Section Cx of HVAC (01815) (15995) –CxA’s Responsibilities Provide Project specific construction checklists and process test procedures. Direct Cx tests. Verify testing, adjusting and balancing of Work are complete. Provide test data, inspection reports, and certificates in Systems Manual.

What About Specs.? MasterSpec Section Cx of HVAC (01815) (15995) –Contractors Responsibilities Perform commissioning tests at the direction of the CxA Attend construction phase controls coordination meeting. Attend TAB review and coordination meeting Participate in HVAC orientation and inspection as directed by CxA Provide information requested by CxA for final Cx documentation. Provide measuring instruments & logging devices and provide data acquisition equipment to record data for the complete range of testing for the required test period. Not Process or Scope MasterSpec is “product oriented”

What About Specs.? ACG specifications Section (15995) (230800) –CxA Responsibilities 4 pages of criteria Organize and Lead Develop schedules, schedule meetings Develop documentation: RTFs, SVCs, FPTs, Cx Plan Monitor Point to Point, witness startup Understand, direct and witness ALL FPTs Schedule and verify training Complete report

What About Specs.? ACG specifications Section (15995) (230800) –Contractors Responsibilities Evaluate deficiencies Cooperate with CxA Attend meetings Review Cx documentation Complete Checklists Accomplish test procedures Provide Training This is More Process than Scope

So back to Scope What’s the problem? –Interface between trades –Actually completing the project –Making sure the systems function before functional testing –What if the balancer was not truthful –Who is responsible for making sure the building is tight.

So back to Scope How do we fix it? –Do we help define contract boundary limits? –Do we ask the contractors to write narratives?

So back to Scope How do we get to the end? –What happens if the CxA and the owner do everything right but the contractor won’t finish If there is only 10% retainage left on the project and the contractor walks away.

Does anyone have Comments? Thank you