The Commissioning Authority (CxA) is a person identified by the owner who leads, plans, schedules, and coordinates the commissioning team to implement the commissioning process.

Several organizations offer certifications for Commissioning Authorities. These organizations include:

• The American Society of Heating, Refrigeration and Air-Conditioning Engineers ASHRAE)
• The Associated Air Balance Council (AABC) Commissioning Group (ACG)
• The Association of Energy Engineers (AEE)
• The Building Commissioning Association (BCA)
• The University of Wisconsin

Commissioning Agents Inc. has several staff with certifications through these organizations.

The cost of commissioning varies depending on several factors, including:

• The requested commissioning activities
• Size of the building
• Number, type and complexity of systems

Numerous studies have been conducted that indicate commissioning more than pays for itself over the life of a building. These studies can be found on web at sites for organizations such as PECI, BCA, ASHRAE, USGBC and the GSA. A project manager for a major university in the Midwest conducted a study of more than 20 commissioned projects on their campus. The average commissioning cost for these projects was $1.11 ft2. The management team estimated that commissioning saved over $1.40 ft2 just in re-design and re-work on these projects. This study did not include utility cost savings, or the impact of extended equipment life and improved building occupant efficiency.

Commissioning helps reduce the construction and operating costs of a building by:

• Reducing design errors and redesign costs
• Reducing construction rework
• Improving the efficiency of systems such as HVAC
• Extending equipment life by verifying proper installation and operation
• Improving the efficiency of building occupants by improving indoor environmental quality - air quality, lighting, noise, etc

Commissioning is a "quality oriented process" designed to ensure that a building or facility is designed, constructed and operated to meet the Owners Project Requirements (OPR).

Key components of an effective commissioning process include:

• Identifying and documenting the owners requirements (OPR)
• Verifying the design meets the OPR
• Implementing a quality process during construction that verifies equipment installation and operation
• Training operators, maintenance staff, and building occupants to ensure proper operation of equipment and the facility
• Periodic review of the equipment and building operations throughout the lifecycle to verify proper and efficient operation

The most widely recognized document on commissioning is ASHRAE Guideline 0, The Commissioning Process.
Other organizations have also published guidelines on commissioning, including The Associated Air Balance Council Commissioning Group and the US General Services Administration (GSA).

The following are the major steps in the Commissioning Process as described in ASHRAE Guideline 0:

• Develop the Owners Project Requirements
• Develop the Commissioning Plan
• Compare the Basis of Design to the Owners Project Requirements
• Conduct a Design Review
• Include Commissioning Requirements in Project Specifications
• Develop Construction Checklists and Functional Test Documents
• Verify Submittals
• Conduct Commissioning Team Meetings
• Conduct Periodic Site Visits to meeting with team members, review construction status, and verify/spot check the completion of Construction Checklists by the Trades
• Witness Startup and Execution of Functional Testing
• Coordinate and Verify Training for operations, maintenance and building occupants
• Assemble the Systems Manual
• Conduct Seasonal Testing
• Issue Commissioning Report
• Establish a Continuous Commissioning Program

A project team may implement all of the components of the ASHRAE Guideline 0 Commissioning Process, or they may elect to pick and choose the activities that they feel will add the most value and are best suited to a specific project. The commissioning steps outlined in ASHRAE Guideline 0 are designed to identify and resolve issues as early in the design and construction process as possible to reduce costs and improve efficiency. Omitting steps from this process may reduce the effectiveness of the projects commissioning program.

The OPR is a written document that details the functional requirements of a project and the expectations of how it will be used and operated. These include project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information.

The OPR should be developed with input from all organizations that occupy, operate or are affected by a facility. The Commissioning Authority may participate in or facilitate the development of the OPR. The Nominal Group Technique is a method commonly used to develop the OPR.

Re-Commissioning is the commissioning of an existing building or facility that was previously commissioned. This usually consists of reviewing the current original commissioning documentation, including the original Owners Project Requirements and identifying any changes. The original documentation is then updated, and systems retested to verify they are running as designed. Re-Commissioning is also known as Existing Building Commissioning.

Retro-Commissioning is the commissioning of an existing building or facility that was not previously commissioned. This usually begins with determining what the current Owners Project Requirements are for the building, reviewing and verifying equipment installation and operation, and determining ways to improve efficiency or operating conditions. Retro-Commissioning is also known as Existing Building Commissioning.

Retro-Commissioning is typically a more involved process when compared to re-commissioning because the original commissioning documentation will not be available as a starting point, and because there is a greater chance of finding design and construction issues since the building was not previously commissioned.

Continuous Commissioning is the continuation of the Commissioning Process through the Occupancy and Operations Phase of a building to verify that a facility continues to meet current (and evolving) Owners Project Requirements (OPR). A Continuous Commissioning Program will include periodic reviews of equipment operation and scheduled maintenance program, as well as reviewing and updating the original commissioning documents such the OPR and Systems Manual.

LEED stands for Leadership in Environment and Energy Design. LEED is a certification program offered by the United States Greenbuild Council (USGBC) that promotes healthful, durable, affordable and environmentally sound practices in building design and construction. LEED certification is a points-based rating system. Candidate projects earn points in 5 environmental categories: Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality. Additionally, points can be obtained for Innovation in Design and for Regional Priorities.

LEED has 4 levels of certifications:

 See the question "How do I get my project LEED certified" for an explanation of the points systems.

LEED has the following rating systems:

• New Construction and Major Renovations
• Existing Buildings, Operations and Maintenance
• Schools
• Healthcare
• Neighborhood Development
• Homes
• Core and Shell
• Commercial Interiors
• Retail

LEED for Core & Shell is designed for a building owner who leases space to an occupant that renovates the space to suit their needs. LEED for Commercial Interiors is designed for the business owner who leases a space. The two guides are designed to address the LEED requirements unique to each of these teams so that the building as a whole is efficient, effective, and environmentally responsible.

The process for applying for LEED certification is outlined in the LEED Guides. Applicants must register their project with the Green Building Certification Institute. (GBCI). Once registered, the project will have access to more application information on the GBCI website.

GBCI recommends submitting the application package in two phases: at conclusion of the design phase, and the completed package at project completion. This will allow the project team to make any changes necessary after the review of the design phase package. The LEED Rating System includes Prerequisites and Credits. Prerequisites are mandatory items that must be complied. No points are given for prerequisites. Credits are optional items, and are assigned point values. Points are accumulated by successfully meeting the credit requirements. The point total determines the level of LEED Certification.

A LEED Package will include all of the documentation and calculations required to verify that the requirements of the prerequisites and credits have been met. The requirements for this documentation are described in the LEED Guide. The GBCI will review the package(s) and provide feedback on items that need addressed or corrected.

The LEED Accredited Professional (LEED AP) credential signifies an advanced depth of knowledge in green building design and construction. LEED AP's are accredited through the Green Building Certification Institute (GBCI).

Commissioning is a Prerequisite under the Energy and Atmosphere section of LEED, and is therefore a requirement. The specific commissioning activities are listed in the LEED Guide. The following Commissioning Activities are required under this prerequisite:

• Assign a Commissioning Authority (must meet certain requirements based on project type and size)
• Document the Owners Project Requirements
• Incorporate Commissioning Requirements into the Construction Documents
• Develop a Commissioning Plan
• Verify the Installation and Performance of Systems to be Commissioned
• Complete a Summary Commissioning Report

LEED also specifies the types of systems that are to be commissioned.

A project may receive 2 points under Energy and Atmosphere Credit 3 for performing Enhanced Commissioning. This credit adds the following Commissioning Activities:

• Conduct a Design Review
• Review Submittals
• Develop a Systems Manual
• Verify Training is Completed
• Review Building Operations within 10 months after substantial completion

The Commissioning Requirements for LEED are compatible with other commissioning programs. The Commissioning Authority and other Commissioning Team members need to be familiar with LEED to ensure that the documentation requirements to meet these LEED expectations are satisfied.

Yes, CAI can provide complete maintenance program support to establish a strategy for maintenance including the implementation of Standard Operating Procedures, Spare Parts Inventory, and Maintenance Plans.

CAI has extensive experience in risk assessments and failure mode analysis to support the frequency planning and trending of Systems, Equipment and Components for establishing strategies in the Maintenance Program.

Our primary service is the commissioning of buildings, equipment, systems, utilities, and facilities. Our agents have experience with many projects in various industries, including office buildings, utility buildings, laboratories, hospitality, data centers, semiconductor, pharmaceutical, biotech, nuclear, power generation and mission critical projects.

Computer software testing includes BAS/BMS, PLC, SCADA, DCS, MES, LIMS, ERP. We understand S95 and S88 architecture. We use risk assessments and a structured approach to perform structural and functional testing that is logical and thorough to ensure compliance with design standards and user requirements.

Commissioning Agents provides the experience and know-how to support power plant outage and new construction start-up and commissioning. Our staff includes over 75 employees with U.S. Navy nuclear power experience (officer and enlisted). We have Nuclear and Conventional power experience. We have registered Professional Engineers, degreed engineers, and Navy Nuclear trained technical specialists. Commissioning Agents utilizes an internal qualification and training program for multiple disciplines.

We have provided engineering and technical services to high technology industries for over twelve years. We specialize in developing and executing documented inspections and tests for mechanical, electrical, and control systems.

Third party or independent checks provides a documented evidence that the vendor or construction firm provided the agreed upon equipment, functionality, SOPs, training, etc. Independent startup and commissioning can prevent problems once a system goes into service. A thorough review prior to system turnover allows for problems to be found, investigated, and solved while the vendor is engaged and during the warranty period. Much of the testing and review can be performed off of the critical path and prevent schedule and project delays.

We are independent and we are specialists. We are not an engineering design firm and we are not a construction firm. We are a commissioning firm. We provide professional, independent checks of system installation and operation. Our employees have strong engineering backgrounds and bring a systems approach to start-up, instead of focusing on each component separately. We document our work to support successful operation and maintenance.

We focus solely on our core competency of commissioning. This experience and independence is clearly visible to our customer and allows us to deliver projects efficiently and effectively.  

Commissioning Agents is an employee owned company and utilizes internal resources for all projects. We do not bid a job unless we have the manpower to perform the work. We believe it is critical to have a well-oiled, efficient team of professionals who are familiar with our procedures, each other and the work requirements. Unlike some firms who provide a project manager and one or two current employees and then hire the remainder of the team, we provide the vast majority of our team from current employees creating a highly effective performance team.

Almost all of our work is contracted on a project scope of work basis. The client defines a scope of work, and we provide a management plan, schedule, and cost estimate. On complex projects, we integrate our work step-by-step within the overall project schedule, establishing an optimal sequence to minimize project delivery timelines.

We are headquartered in Indianapolis, Indiana, and have offices in Puerto Rico, Ireland, Singapore and China. Our Agents are scattered throughout the world.