PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
SECTION 260800 - COMMISSIONING OF ELECTRICAL
PART 1 - GENERAL
1.1 RELATED DOCUMENTS
A. Drawings and general provisions of the Contract, including General and Supplementary
Conditions and other Division 01 Specification Sections, apply to this section.
B. The OPR and BOD documentation are included by reference for information only.
1.2 SUMMARY
A. This section includes commissioning process requirements for Electrical systems, assemblies,
and equipment.
B. Related Sections:
1. Division 01 Section "General Commissioning Requirements" for general commissioning
process requirements.
1.3 DESCRIPTION
A. Refer to Division 01 Section “General Commissioning Requirements” for the description of
commissioning.
1.4 DEFINITIONS
A. Refer to Division 01 Section “General Commissioning Requirements” for definitions.
1.5 RESPONSIBILITIES
A. Electrical Contractors. The commissioning responsibilities applicable to the electrical
contractor are as follows (all references apply to commissioned equipment only):
1. Construction and Acceptance Phases
a. Include the cost of commissioning in the contract price, if not yet let.
b. In each purchase order or subcontract written, include requirements for submittal
data, O&M data and training.
c. Attend a commissioning scoping meeting and other necessary meetings scheduled
by the CxA to facilitate the Cx process.
d. Contractors shall provide cut sheets and shop drawing submittals to the CxA of
commissioned equipment.
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PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
e. Provide additional requested documentation, prior to normal O&M manual
submittals, to the CxA for development of start-up and functional testing
procedures.
1) Typically this will include detailed manufacturer installation and start-up,
operating, troubleshooting and maintenance procedures, full details of any
owner-contracted tests, switchgear, panel boards, generators, full factory
testing reports, if any, and full warranty information, including all
responsibilities of the Owner to keep the warranty in force clearly identified.
In addition, the installation and checkout materials that are actually shipped
inside the equipment and the actual field checkout sheet forms to be used by
the factory or field technicians shall be submitted to the Commissioning
Agent.
2) The Commissioning Agent may request further documentation necessary for
the commissioning process.
3) This data request may be made prior to normal submittals.
f. Provide a copy of the O&M manuals submittals of commissioned equipment,
through normal channels, to the CxA for review and approval.
g. Contractors shall assist (along with the design engineers) in clarifying the
operation and control of commissioned equipment in areas where the
specifications, control drawings or equipment documentation is not sufficient for
writing detailed testing procedures.
h. Provide limited assistance to the CxA in preparation of the specific functional
performance test procedures specified here within and the Commissioning Plan.
Contractor shall review test procedures to ensure feasibility, safety and equipment
protection and provide necessary written alarm limits to be used during the tests.
i. Develop a full start-up and initial checkout plan using manufacturer’s start-up
procedures and the prefunctional checklists from the CxA. Submit manufacturer’s
detailed start-up procedures and the full start-up plan and procedures and other
requested equipment documentation to CxA for review.
j. Prepare preliminary schedule for Electrical system orientations and inspections,
operation and maintenance manual submissions, training sessions, equipment start-
up and task completion for owner. Distribute preliminary schedule to
commissioning team members.
k. Update schedule as required throughout the construction period.
l. Coordinate with the CxA to provide 48-hour advance notice so that the witnessing
of equipment and system start-up and testing can begin.
m. Notify the CxA a minimum of two weeks in advance of the time for start of the
testing and balancing work. Attend the initial testing and balancing meeting for
review of the official testing and balancing procedures.
n. During the startup and initial checkout process, execute and document the
electrical-related portions of the prefunctional checklists provided by the CxA for
all commissioned equipment.
o. Perform and clearly document all completed startup and system operational
checkout procedures, providing a copy to the CxA.
p. Address current A/E punch list items before functional testing.
q. Provide skilled technicians to execute starting of equipment and to execute the
functional performance tests. Ensure that they are available and present during the
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PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
agreed upon schedules and for sufficient duration to complete the necessary tests,
adjustments and problem-solving.
r. Perform functional performance testing under the direction of the CxA for
specified equipment in Section 01 91 13. Assist the CxA in interpreting the
monitoring data, as necessary.
s. Correct deficiencies (differences between specified and observed performance) as
interpreted by the CxA, CM and A/E and retest the equipment.
t. Prepare O&M manuals according to the Contract Documents, including clarifying
and updating the original sequences of operation to as-built conditions.
u. During construction, maintain as-built red-line drawings for all drawings and
provide final record drawings for all owner and contractor-generated coordination
drawings. Update after completion of commissioning (excluding deferred testing).
v. Participate in, and schedule vendors and contractors to participate in the training
sessions.
w. Coordinate with equipment manufacturers to determine specific requirements to
maintain the validity of the warranty.
x. Refer to Division 01 Section “General Commissioning Requirements” for
additional Contractor responsibilities.
2. Warranty Period
a. Execute seasonal or deferred functional performance testing, witnessed by the
CxA, according to the specifications.
b. Correct deficiencies and make necessary adjustments to O&M manuals and record
drawings for applicable issues identified in any seasonal testing.
B. Electrical Designer/Engineer
1. Refer to Section 01 91 13 for the responsibilities of the Electrical Designer/Engineer.
C. OWNER’S RESPONSIBILITIES
1. Refer to Division 01 Section “General Commissioning Requirements” for Owner’s
Responsibilities.
D. CxA'S RESPONSIBILITIES
1. Refer to Division 01 Section “General Commissioning Requirements” for CxA’s
Responsibilities.
1.6 SUBMITTALS
A. Refer to Division 01 Section “General Commissioning Requirements” for CxA’s role.
B. Refer to Division 01 Section “Submittals” for specific requirements. In addition, provide the
following:
C. Certificates of readiness
D. Certificates of completion of installation, prestart, and startup activities.
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PROJECT NAME FOR:
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E. O&M manuals
F. Test reports
1.7 QUALITY ASSURANCE
A. Test Equipment Calibration Requirements: Contractors will comply with test manufacturer’s
calibration procedures and intervals. Recalibrate test instruments immediately after instruments
have been repaired resulting from being dropped or damaged. Affix calibration tags to test
instruments. Furnish calibration records to CxA upon request.
1.8 COORDINATION
A. Refer to Division 01 Section “General Commissioning Requirements” for requirements
pertaining to coordination during the commissioning process.
PART 2 - PRODUCTS
2.1 TEST EQUIPMENT
A. All standard testing equipment required to perform startup, initial checkout and functional per-
formance testing shall be provided by the Contractor for the equipment being tested. For ex-
ample, the electrical contractor of Division 26 shall ultimately be responsible for all standard
testing equipment for the electrical systems and controls systems in Division 26. A sufficient
quantity of two-way radios shall be provided by each contractor.
B. Special equipment, tools and instruments (specific to a piece of equipment and only available
from vendor) required for testing shall be included in the base bid price to the Owner and left
on site, except for stand-alone data logging equipment that may be used by the CxA.
C. Proprietary test equipment and software required by any equipment manufacturer for program-
ming and/or start-up, whether specified or not, shall be provided by the manufacturer of the
equipment. Manufacturer shall provide the test equipment, demonstrate its use, and assist in
the commissioning process as needed. Proprietary test equipment (and software) shall become
the property of the Owner upon completion of the commissioning process.
D. Data logging equipment and software required to test equipment will be provided by the CxA,
but shall not become the property of the Owner.
E. All testing equipment shall be of sufficient quality and accuracy to test and/or measure system
performance with the tolerances specified in the Specifications. If not otherwise noted, the fol-
lowing minimum requirements apply: Temperature sensors and digital thermometers shall
have a certified calibration within the past year to an accuracy of 0.5F and a resolution of + or
- 0.1F. Pressure sensors shall have an accuracy of + or - 2.0% of the value range being meas-
ured (not full range of meter) and have been calibrated within the last year.
COMMISSIONING OF ELECTRICAL 260800-4
PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
PART 3 - EXECUTION
3.1 GENERAL DOCUMENTATION REQUIREMENTS
A. Refer to Division 01 Section “General Commissioning Requirements”
3.2 SYSTEMS TO BE COMMISSIONED
A. Refer to Division 01 Section “General Commissioning Requirements”
3.3 STARTUP
A. The electrical contractors shall follow the start-up and initial checkout procedures listed in the
Responsibilities list in this section and in 01 91 13. Division 26 has start-up responsibility and
is required to complete systems and sub-systems so they are fully functional, meeting the design
objectives of the Contract Documents. The commissioning procedures and functional testing do
not relieve or lessen this responsibility or shift that responsibility partially to the commissioning
agent or Owner.
B. Functional testing is intended to begin upon completion of a system. Functional testing may
proceed prior to the completion of systems, or sub-systems at the discretion of the CxA and
CM. Beginning system testing before full completion does not relieve the Contractor from fully
completing the system, including all prefunctional checklists as soon as possible.
3.03 FUNCTIONAL PERFORMANCE TESTS
A. Refer to Section 01 91 13 for a list of systems to be commissioned
3.04 TESTING DOCUMENTATION, NON-CONFORMANCE AND APPROVALS
A. Refer to Section 01 91 13 for specific details on non-conformance issues relating to
Prefunctional checklists and tests.
B. Refer to Section 01 91 13 for issues relating to functional performance tests.
3.05 OPERATIONS AND MAINTENANCE (O&M) MANUALS
A. Division 26 shall compile and prepare documentation for all equipment and systems covered in
Division 26 and deliver to the CM for inclusion in the O&M manuals, according to Section 01
78 53.
B. The CxA shall receive a copy of the O&M manuals for review.
COMMISSIONING OF ELECTRICAL 260800-5
PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
3.06 SYSTEMS MANUAL REQUIREMENTS
A. The Systems Manual is intended to be a usable information resource containing all of the
information related to the systems, assemblies, and Commissioning Process in one place with
indexes and cross references. The GC shall include final approved versions of the following
information for the Systems Manual:
1. As-Built System Schematics
2. Verified Record Drawings
3. Test Results (not otherwise included in Cx Record)
4. Periodic Maintenance Information for computer maintenance management system
5. Recommendations for recalibration frequency of sensors
6. A list of contractors, subcontractors, suppliers, architects, and engineers involved in the
project along with their contact information
7. Training Records, Information on training provided, attendees list, and any on-going
training
B. This information shall be organized and arranged by building system, such as fire alarm, chilled
water, heating hot water, etc.
C. Information should be provided in an electronic version to the extent possible. Legible, scanned
images are acceptable for non-electronic documentation to facilitate this deliverable.
3.07 TRAINING OF OWNER PERSONNEL
A. The CM shall be responsible for training coordination and scheduling and ultimately to ensure
that training is completed. Refer to Section 01 91 13 for additional details.
B. The CxA shall be responsible for overseeing and approving the content and adequacy of the
training of Owner personnel for commissioned equipment. Refer to Section 01 91 13 for
additional details.
C. Electrical Contractor. The electrical contractor shall have the following training
responsibilities:
1. Provide the CxA with a training plan two weeks before the planned training according to
the outline described in Section 01 91 13.
2. Provide designated Owner personnel with comprehensive training in the understanding of
the systems and the operation and maintenance of each major piece of commissioned
electrical equipment or system.
3. Training shall start with classroom sessions, if necessary, followed by hands on training
on each piece of equipment, which shall illustrate the various modes of operation,
including startup, shutdown, fire/smoke alarm, power failure, etc.
4. During any demonstration, should the system fail to perform in accordance with the
requirements of the O&M manual or sequence of operations, the system will be repaired
or adjusted as necessary and the demonstration repeated.
5. The appropriate trade or manufacturer's representative shall provide the instructions on
each major piece of equipment. This person may be the start-up technician for the piece
of equipment, the installing contractor or manufacturer’s representative. Practical
building operating expertise as well as in-depth knowledge of all modes of operation of
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CLEVELAND CLINIC JOB # ISSUED: Nov 2013
the specific piece of equipment are required. More than one party may be required to
execute the training.
6. The training sessions shall follow the outline in the Table of Contents of the operation
and maintenance manual and illustrate whenever possible the use of the O&M manuals
for reference.
7. Training shall include:
a. Use the printed installation, operation and maintenance instruction material
included in the O&M manuals.
b. Include a review of the written O&M instructions emphasizing safe and proper
operating requirements, preventative maintenance, special tools needed and spare
parts inventory suggestions. The training shall include start-up, operation in all
modes possible, shut-down, seasonal changeover and any emergency procedures.
c. Discuss relevant health and safety issues and concerns.
d. Discuss warranties and guarantees.
e. Cover common troubleshooting problems and solutions.
f. Explain information included in the O&M manuals and the location of all plans
and manuals in the facility.
g. Discuss any peculiarities of equipment installation or operation.
h. The format and training agenda in The HVAC Commissioning Process, ASHRAE
Guideline 1-1996 is recommended.
8. Hands-on training shall include start-up, operation in all modes possible, including
manual, shut-down and any emergency procedures and preventative maintenance of all
pieces of equipment.
9. The electrical contractor shall fully explain and demonstrate the operation, function and
overrides of any local packaged controls, not controlled by the central control system.
10. Training shall occur after functional testing is complete, unless approved otherwise by
the Owner's.
3.09 WRITTEN WORK PRODUCTS
A. Written work products of Contractors will consist of the startup and initial checkout plan
described in Section 01 91 13 and the filled out startup, initial checkout and prefunctional
checklists.
3.3 TESTING PREPARATION
A. Certify in writing to the CxA that Electrical systems, subsystems, and equipment have been
installed, calibrated, and started and are operating according to the Contract Documents.
B. Certify in writing to the CxA that Electrical instrumentation and control systems have been
completed and calibrated, that they are operating according to the Contract Documents, and that
pretest set points have been recorded.
C. Certify in writing that testing procedures have been completed and that testing reports have
been submitted, discrepancies corrected, and corrective work approved.
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CLEVELAND CLINIC JOB # ISSUED: Nov 2013
D. Place systems, subsystems, and equipment into operating mode to be tested (e.g., normal
shutdown, normal auto position, normal manual position, unoccupied cycle, emergency power,
and alarm conditions).
E. Inspect and verify the position of each device and interlock identified on checklists.
F. Check safety cutouts, alarms, and interlocks with smoke control and life-safety systems during
each mode of operation.
G. Testing Instrumentation: Install measuring instruments and logging devices to record test data
as directed by the CxA.
3.4 GENERAL TESTING REQUIREMENTS
A. Provide technicians, instrumentation, and tools to perform commissioning test at the direction of
the CxA.
B. Scope of Electrical testing shall include the entire Electrical installation, from the incoming
power equipment throughout the distribution system. Testing shall include measuring, but not
limited to resistance, voltage, and amperage of system(s) and devices.
C. Test all operating modes, interlocks, control responses, and responses to abnormal or
emergency conditions, and verify proper response of building automation system controllers
and sensors.
D. The CxA along with the Electrical contractor and other contracted subcontractors, including the
fire alarm Subcontractor shall prepare detailed testing plans, procedures, and checklists for
Electrical systems, subsystems, and equipment.
E. Tests will be performed using design conditions whenever possible.
F. Simulated conditions may need to be imposed using an artificial load when it is not practical to
test under design conditions. Before simulating conditions, calibrate testing instruments.
Provide equipment to simulate loads. Set simulated conditions as directed by the CxA and
document simulated conditions and methods of simulation. After tests, return settings to normal
operating conditions.
G. The CxA may direct that set points be altered when simulating conditions is not practical.
H. The CxA may direct that sensor values be altered with a signal generator when design or
simulating conditions and altering set points are not practical.
I. If tests cannot be completed because of a deficiency outside the scope of the Electrical system,
document the deficiency and report it to the Owner. After deficiencies are resolved, reschedule
tests.
J. If the testing plan indicates specific seasonal testing, complete appropriate initial performance
tests and documentation and schedule seasonal tests.
COMMISSIONING OF ELECTRICAL 260800-8
PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
3.5 ELECTRICAL SYSTEMS, SUBSYSTEMS, AND EQUIPMENT TESTING PROCEDURES
A. Equipment Testing and Acceptance Procedures: Testing requirements are specified in
individual Division 26 sections. Provide submittals, test data, inspector record, infrared camera
and certifications to the CA.
B. Electrical Instrumentation and Control System Testing: Field testing plans and testing
requirements are specified in Division 26 Sections "Instrumentation and Control" and
"Sequence of Operations" Assist the CxA with preparation of testing plans.
C. Emergency Generator Testing and Acceptance Procedures: Provide technicians, load
banks, infrared cameras, instrumentation, tools and equipment to test performance of designated
systems and devices at the direction of the CxA. The CxA shall determine the sequence of
testing and testing procedures for each equipment item and pipe section to be tested.
D. Electrical Distribution System Testing: Provide technicians, load banks, infrared cameras,
instrumentation, tools and equipment to test performance of designated systems and devices at
the direction of the CxA. The CxA shall determine the sequence of testing and testing
procedures for each equipment item and pipe section to be tested
E. Vibration and Sound Tests: Provide technicians, instrumentation, tools, and equipment to test
performance of vibration isolation and seismic controls.
F. The work included in the commissioning process involves a complete and thorough evaluation
of the operation and performance of all components, systems and sub-systems. Refer to
Division 01 Section “General Commissioning Requirements” for a list of electrical equipment
and systems that shall be evaluated.
3.6 DEFICIENCIES/NON-CONFORMANCE, COST OF RETESTING, FAILURE DUE TO
MANUFACTURER DEFECT
A. Refer to Division 01 Section “General Commissioning Requirements” for requirements
pertaining to deficiencies/non-conformance, cost of retesting, or failure due to manufacturer
defect.
3.7 APPROVAL
A. Refer to Division 01 Section “General Commissioning Requirements” for approval procedures.
3.8 DEFERRED TESTING / SEASONAL TESTING
A. Refer to Division 01 Section “General Commissioning Requirements” for requirements
pertaining to deferred testing.
COMMISSIONING OF ELECTRICAL 260800-9
PROJECT NAME FOR:
CLEVELAND CLINIC JOB # ISSUED: Nov 2013
3.9 OPERATION AND MAINTENANCE MANUALS
A. The Operation and Maintenance Manuals shall conform to Contract Documents requirements as
stated in Division 01.
B. Refer to Division 01 Section “General Commissioning Requirements” for the AE and CxA
roles in the Operation and Maintenance Manual contribution, review and approval process.
3.10 TRAINING OF OWNER PERSONNEL
A. Refer to Division 01 Section “General Commissioning Requirements” for requirements
pertaining to training.
END OF SECTION 230800
COMMISSIONING OF ELECTRICAL 260800-10
