What Is Commissioning in Construction? How Building Systems Get Tested Before Handover
Commissioning is a quality assurance process that checks and documents that a building's systems work the way the owner needs and the design intends. It covers mainly heating and cooling, controls, plumbing and life safety systems such as fire alarm, sprinklers and emergency lighting. It starts with the owner's written requirements, runs through design and construction, and ends with functional tests shortly before handover, a report, and training for the people who will run the building.
| Phase | What happens |
|---|---|
| Pre-design | Owner writes the owner's project requirements (OPR): what the systems must do |
| Design | Designers document the basis of design (BOD); commissioning needs go into the specs |
| Construction | Installation checks and site observations as systems go in |
| Functional testing | Systems run through their sequences near completion; problems logged and retested |
| Handover | Commissioning report with the closeout documents, owner staff trained |
| After occupancy | Optional recommissioning or ongoing commissioning |
The phases as described by Procore, Wikipedia and Washington State's commissioning guidelines. A small build-out may compress them; the specifications set the scope.
Planning a build-out with new HVAC or specialty systems? Ask us how testing and handover will work before you sign. Licensed in Oregon (CCB #198582) and registered in Washington (L&I MODERNI888R7). Call (360) 326-2747.
What commissioning checks
Installation and inspection confirm a system was put in; commissioning confirms it works, alone and with the systems around it. Commissioning runs the equipment through its intended sequences and checks the results against what the owner asked for. HVAC and controls get the most attention, then plumbing systems and life safety: fire alarm, sprinklers and emergency lighting. Specialty systems, such as medical gas in a clinic, can be added to the scope.
Who does what
- The owner sets the owner's project requirements and hires the commissioning provider. The preferred setup is an independent provider contracted directly to the owner, so the checks are unbiased.
- The design team writes the basis of design, explaining how the design meets each requirement, and puts the commissioning work in the specifications.
- The commissioning provider writes the plan and test procedures, reviews the design, observes installation, and directs and witnesses the tests.
- The contractors and manufacturers start up the equipment, run the functional tests, fix what fails and train the owner's staff. Washington State's guidelines for its own buildings spell out that role for contractors.
How it fits the end of a job
Functional testing happens after the systems are installed and shortly before handover, which puts it right next to substantial completion and the punch list. Issues found in testing are tracked and corrected, then retested. The commissioning report goes in with the closeout documents, alongside warranties, manuals and as-builts; our notice of completion and closeout guide lists the rest. On a job with a tight opening date, schedule the testing in from the start so it does not squeeze the move-in.
Does a tenant build-out need it?
It depends on the systems and the owner. A simple office refresh that reuses the building's HVAC may need a much smaller scope. A build-out with new rooftop units, new controls, a commercial kitchen or a clinic's specialty systems benefits more, and some owners, programs and certifications require formal commissioning. Write what you want into the specifications early, because the process is meant to start in pre-design, and added at the end it can only find problems late. Our MEP guide covers the systems involved. In an existing building, retro-commissioning can tune systems that were never commissioned. More terms are in our commercial construction glossary.
Frequently asked questions
What is commissioning in construction?
A quality assurance process that checks and documents that a building's systems, mainly HVAC, controls, plumbing and life safety, work the way the owner needs and the design intends. It starts with written owner requirements and ends with tested systems, a report and trained staff.
Who does commissioning?
A commissioning provider, also called a commissioning agent or authority, leads it. The preferred setup is an independent provider hired by the owner. The contractors and manufacturers run the tests; the provider directs, observes and documents them.
What are the OPR and BOD?
The owner's project requirements (OPR) record what the owner needs the building systems to do. The basis of design (BOD) is the design team's explanation of how the design meets each of those requirements. Commissioning checks the finished systems against both.
When does commissioning happen?
Ideally it starts in pre-design and runs through design and construction. Functional testing happens near the end, shortly before handover, and the documentation goes in with the closeout package.
What is retro-commissioning?
Commissioning applied to an existing building that was never commissioned, to make its systems work together better. Recommissioning repeats the process on a building that was commissioned before.
The bottom line
Commissioning proves the systems work, not just that they were installed. Write down what you need the systems to do, decide the commissioning scope before construction, and plan the functional tests into the schedule before handover.
From a preschool in a Tigard retail center to a 5,618 square foot clinic in Hillsboro, Modern Northwest has handed over commercial spaces in Oregon and Washington since 2005. Ask us how we plan the finish.
Planning the handover?
Tell us about the systems in your space. We will talk through testing, training and the schedule.
Request a Free Consultation