Procedural Standards for Whole Building

Systems Technical Commissioning

for New Construction

2014 Fourth Edition

NEBB
8575 Grovemont Circle
Gaithersburg, Maryland 20877
Tel 301-977-3698
Fax 301-977-9589
www.nebb.org
PROCEDURAL STANDARDS FOR WHOLE BUILDING SYSTEMS COMMISSIONING
FOR NEW CONSTRUCTION

Copyright NEBB, 2014

FIRST EDITION - JANUARY 1993

SECOND EDITION - JANUARY 2000
THIRD EDITION - JULY 2008
FOURTH EDITION APRIL 2014

NEBB DEVELOPS AND SPECIFIES STANDARDS FOR TECHNICAL COMMISSIONING OF WHOLE BUILDING SYSTEMS.
PERFORMANCE OF THESE SERVICES ONLY BY PERSONS CERTIFIED OR QUALIFIED FOR ENGAGING IN THIS SPECIALTY
IS ONE SUCH STANDARD. NEBB SOLICITS INQUIRY BY ANY AND ALL PERSONS SEEKING SUCH APPROVALS. FOR
MORE INFORMATION, GO TO WWW.NEBB.ORG.

This book may not be reproduced in any form without written permission of the copyright owner.

These Procedural Standards were developed using reliable engineering principles and research plus consultation with, and
information obtained from, manufacturers, users, testing laboratories and others having specialized experience. They are
subject to revision as further experience and investigation may show it necessary or desirable to do so. Building Systems
Technical Commissioning completed to these standards may not be applicable if the system being commissioned contains
features or components impairing the results of these standards. NEBB assumes no responsibility and has no liability for
the application of the principles or techniques contained in these Procedural Standards. Authorities considering adoption
of these Procedural Standards should review all Federal, State, local and contract regulations applicable to the specific
installation.
 i

Foreword

The purpose of the NEBB Procedural Standards for Whole Building Systems for New Construction is to establish
a uniform and systematic set of criteria for the performance of the Technical Commissioning Process when
applied to new building systems such as mechanical, electrical and building envelope systems.

These Procedural Standards are intended as the baseline requirements a NEBB BSC Certified Firm follows when
performing NEBB Building Systems Commissioning (BSC). Contract document requirements or contractual
agreements between the Owner and the NEBB BSC Certified Firm may supersede the NEBB requirements. This
manual describes the standard of care for all baseline activities performed during the BSC Process.

The purpose of these Procedural Standards is to provide specific requirements each firm performing NEBB
Certified BSC must meet at each Phase of the BSC Process. These Procedural Standards are divided into three
distinct Parts: Standards, Process, and Procedures. The Standards, Process and Procedures sections are narrative and
describe the baseline level of technical Processes which all NEBB Certified projects follow to be a NEBB Project.

This 4th edition details the requirements for Whole Building Systems Technical Commissioning and includes
HVAC, Building Envelope, Electrical, Special Electrical, Plumbing and Fire Protection Systems as the baseline
standard of care. The Scope of Work identifies all systems to be included in Commissioning as part of the
Technical BSC Process.
 iii

BUILDING SYSTEMS COMMISSIONING COMMITTEE MEMBERS

AND OTHER CONTRIBUTORS FOR THE CURRENT EDITION

BSC Committee BSC Task Force Team Members

James Bochat Chairman Vincent P. Lopez - Task Force Lead
Commissioning Concepts Brooks + Wright Commissioning
Phoenix, AZ Philadelphia, PA

Jon Sheppard Past Chairman Richard Farrington

Atlantic Testing & Balancing, Inc. HDR Inc.
Chesapeake, VA Tacoma, WA
Vincent P. Lopez
William Wright
The Ballinger Company
Brooks + Wright Commissioning
Philadelphia, PA
Philadelphia, PA
Richard Farrington
HDR Inc. Terry Townsend, P.E.
Tacoma, WA Townsend Engineering, Inc.
Chattanooga, TN
Dave McFarlane
Atkins Global Elana Noel
Fort Myers, FL NEBB
Gaithersburg, MD
Terry Townsend, P.E.
Townsend Engineering, Inc.
Chattanooga, TN

Stephen Wiggins
Newcomb & Boyd
Atlanta, GA

Mike Locke
MechTech Inc.
Forney, TX

Additional Contributors:

Tom Meyer - NEBB

 v

Contents

Section 1. Quality Conformance............................................................ 1

1.1 Program Advantages.....................................................................................................1
1.2 NEBB Quality Assurance Program Certificate.......................................................1
1.3 Quality Control and Compliance...............................................................................1
1.4 Commissioning (Cx) Work Compliance.................................................................1
1.5 CP Responsibilities.......................................................................................................2
1.6 Execution of Procedures..............................................................................................2
1.7 Instrument and Equipment Use and Maintenance.............................................2
1.8 Coordination/Supervision..........................................................................................2
1.9 Project Communication..............................................................................................2
1.10 Work Completion..........................................................................................................2
1.11 Compilation and Submission of Final Technical Commissioning Reports...3

Section 2. Responsibilities.....................................................................4
INTRODUCTION..........................................................................................................................4
2.1 Owner Responsibilities................................................................................................4
2.2 Design Professionals Responsibilities.....................................................................4
2.3 Contractor Responsibilities........................................................................................4
2.4 NEBB BSC Certified Firm Responsibilities.............................................................5

Section 3. Standards for Instrumentation............................................7

MINIMUM INSTRUMENTATION...........................................................................................7
3.1 Range and Accuracy....................................................................................................7
3.2 Special Instruments.....................................................................................................7

Section 4. Standards for Reports..........................................................8

TECHNICAL COMMISSIONING REPORT............................................................................8
4.1 Required Pages..............................................................................................................8

Section 5. The Technical Commissioning Process............................10

INTRODUCTION........................................................................................................................10
DESIGN PHASE TECHNICAL COMMISSIONING...........................................................10
5.1 Design Phase Requirements.....................................................................................11
5.2 Design Phase Activities............................................................................................ 12
5.3 Design Phase Deliverables.......................................................................................14
5.4 Pre-Bid Meeting.......................................................................................................... 15
CONSTRUCTION PHASE TECHNICAL COMMISSIONING......................................... 15
5.5 Construction Phase Requirements........................................................................ 15
5.6 Construction Phase Activities.................................................................................16
5.7 Construction Phase Deliverables...........................................................................19
vi NEBB BSC Procedural Standards

POST OCCUPANCY PHASE TECHNICAL COMMISSIONING...................................20

5.8 Post Occupancy Phase Requirements.................................................................20
5.9 Post-Occupancy Phase Activities.........................................................................20
5.10 Post-Occupancy Phase Deliverables.................................................................... 21

Section 6. Technical Commissioning of HVAC Systems...................22

INTRODUCTION....................................................................................................................... 22
6.1 Design Phase Commissioning............................................................................... 22
6.2 Construction Phase Commissioning.................................................................... 23
6.3 Post Occupancy Phase Commissioning............................................................. 25

Section 7. Technical Commissioning of Building Envelope.............. 26

INTRODUCTION....................................................................................................................... 26
7.1 Design Phase Commissioning............................................................................... 26
7.2 Construction Phase Commissioning.................................................................... 26
7.3 Post Occupancy Phase Commissioning............................................................. 27

Section 8. Commissioning of Electrical Systems.............................. 29

INTRODUCTION....................................................................................................................... 29
8.1 Design Phase Commissioning............................................................................... 29
8.2 Construction Phase Commissioning.................................................................... 29
8.3 Post Occupancy Phase Commissioning.............................................................30

Section 9. Commissioning of Special Electrical Systems.................32

INTRODUCTION....................................................................................................................... 32
9.1 Design Phase Commissioning............................................................................... 32
9.2 Construction Phase Commissioning.................................................................... 32
9.3 Post Occupancy Phase Commissioning............................................................. 35

Section 10. Commissioning of Plumbing Systems.............................36

INTRODUCTION....................................................................................................................... 36
10.1 Design Phase Commissioning............................................................................... 36
10.2 Construction Phase Commissioning.................................................................... 36
10.3 Post Occupancy Phase Commissioning............................................................. 37

Section 11. Commissioning of Fire Protection Systems....................39

INTRODUCTION....................................................................................................................... 39
11.1 Design Phase Commissioning............................................................................... 39
11.2 Construction Phase Commissioning.................................................................... 39
11.3 Post Occupancy Phase Commissioning..............................................................41

Appendices........................................................................................... 43
Appendix A - Acronyms.......................................................................................................... 43
Appendix B - Definitions.........................................................................................................44
Appendix C - Instrumentation................................................................................................ 51
Section 1. Quality Conformance
Section 1.
QUALITY CONFORMANCE
The credibility of NEBB is built by maintaining integ-
rity through high standards, quality programs, and
demonstrated capabilities of its certified firms. As
further assurance, NEBB offers a Quality Assurance
Program to guarantee that the work will be accom-
plished in accordance with its standards. The NEBB
Certificate of Conformance Certification is an inte-
gral element of the program. It assures that the NEBB
Certified Firm will perform specified services in con-
formity with the current applicable NEBB Procedural
Standards.
1.1. Program Advantages
The NEBB Quality Assurance Program affords build-
ing owners, architects, engineers and other agents a
reliable basis for specifying work within the various
disciplines of NEBB. The program promotes proper
execution of projects by ensuring compliance with
NEBB standards and procedures.
1.2. NEBB Quality Assurance
Program Certificate
The NEBB Certified Firm shall make application to
the NEBB Office for a Certificate of Conformance
Certification if specified in the contract documents.
The NEBB Quality Assurance Program Conformance
Certification is also available for any project.
1.3. Quality Control and Compliance
Building owners are entitled to a professional ser-
vice by every NEBB Certified Firm on every project,
whether the job is NEBB-specified or not. It is the re-
sponsibility of the NEBB Certified Firm and its NEBB
Certified Professional to establish and maintain pro-
cedures and practices that will assure a consistent
pattern of high quality work on all projects. This point
cannot be overemphasized.
1
1.4. Commissioning (Cx) Work
Compliance
The scope of work shall be performed as specified
in the contract documents or as agreed to between
the NEBB Certified Firm and the Owner/Buyer. Each
relevant or applicable item as identified in the scope
of work by description, or by reference, shall be per-
formed NEBB Certified Firm and recorded in the
NEBB Final Report. Data presented in a NEBB report
shall provide an accurate record of the system tests,
measurements, data and information.
a. In all cases, the processes followed, the Tech-
nical Commissioning activities, the require-
ments of each phase, and the testing results
conform to the current edition of the NEBB
Procedural Standards for Whole Building Systems
Technical Commissioning for New Construction.
b. References to desired procedures include
statements such as the work will be per-
formed in accordance to NEBB Standards.
When specifications indicate the BSC work
must be performed in accordance with NEBB
standards, the BSC procedures will conform to
the edition of the NEBB Procedural Standards
for Whole Building Systems Technical Commis-
sioning for New Construction current at the time
of the contract and must be performed by a
NEBB Certified Firm.
c. The NEBB BSC Certified Firm and the NEBB
BSC Certified Professional are allowed to sign
and stamp a Commissioning report as a NEBB
Certified Technical Commissioning Report
only when the procedures and requirements
as identified in these Procedural Standards
have been followed.
d. A NEBB Certified Report consists of any single
Technical Commissioning phase or any com-
bination of phases described in these Proce-
dural Standards as required by the Owner. To
qualify as a NEBB Certified Report, each com-
missioned phase included in the report ad-
2 NEBB BSC Procedural Standards
heres to the requirements of the phase being
commissioned.
e. If a scope of work of the commissioning con-
tract does not specifically delineate the Tech-
nical Commissioning Processes then the proj-
ect is required to meet all requirements for
each phase commissioned to be a NEBB Cer-
tified Project.
f. If a project scope of work of the commission-
ing contract requires a different level of com-
missioning than described by the Procedural
Standards language, the procedural variance is
clearly delineated in the project scope of work
and listed on the Technical Commissioning
report certification page to qualify as a NEBB
Certified Report.
g. Any project that does not comply with the
Procedural Standards requirements and does
not clearly identify the specific procedur-
al variances required by the commissioning
contract on the certification page cannot be
signed and stamped as a NEBB certified Tech-
nical Commissioning report. All references to
NEBB, including NEBB logos, stamps, certifi-
cations, etc. must be removed from the report.
1.5. CP Responsibilities
It is the responsibility of the NEBB CP to control the
quality of the Technical Commissioning work. This
means that the NEBB Certified Firm, through its
NEBB CP, shall satisfy the contract obligations set
defined in the contract documents or as agreed to
with the Owner/Buyer.
1.6. Execution of Procedures
The NEBB CP shall have project responsibility, which
includes authority to represent the NEBB Certified
Firm. Examples of project responsibility may include
labor decisions, negotiating change orders, commit-
ting to contract interpretations and implementing
changes in job schedules.
The NEBB CP has the responsibility to assure that the
systems have been commissioned properly in accor-
dance with these Procedural Standards and the con-
tract scope of work to assure the accuracy of all data
included in the final Technical Commissioning Report.
Factors such as training, instrument use, coordination/
supervision, work instructions, and project communi-
cation play a critical role in achieving this requirement.
1.7. Instrument and Equipment Use
and Maintenance
NEBB CPs shall possess knowledge and skill in the
proper use and care of the equipment and instru-
ments required to perform the associated tests
required of the Technical Commissioning effort.
This shall include a thorough understanding of the
operating principles and use of equipment and in-
struments. Considerations for the delicate nature of
many of the instruments typically used, as well as
the adverse effects of dirt, shock, jarring movements
and exceeding rated capacities, shall be addressed
along with the proper methods for storing and trans-
porting the instruments.
1.8. Coordination/Supervision
The NEBB CP shall be in responsible charge for di-
recting commissioning team members/ technicians
in performing the Technical Commissioning work.
1.9. Project Communication
The NEBB CP shall report on progress made toward
work completion, when required, as well as report
and address problems if encountered. When a prob-
lem exists, the NEBB CP should notify the appropri-
ate personnel. The NEBB CP may provide input as to
the cause of the problem and recommend possible
solutions. Deficiencies and problems should be re-
ported in the Issues Log.
1.10. Work Completion
The NEBB CP shall determine when the Technical
Commissioning work has been completed. Gen-
Section 1. Quality Conformance 3

erally, the specified work is complete when all ap- Electronic Certified Report: An electronic version of
plicable systems, components and assemblies are the NEBB issued seal/stamp (digital representation)
properly commissioned, all testing results have been shall be applied to the certification page, along with
approved, all issues have been resolved and the fi- an electronic version of the Certified Professionals
nal Technical Commissioning report is complete. signature. This allows the Certified Professional to
Reasonable efforts within the extent of the Technical affix a computer generated seal/stamp and an elec-
Commissioning Process should be performed in an tronic signature to a document.
effort to achieve acceptable system performance.
Stamp Security: Certified Professionals shall take
The final report may contain unresolved issues only appropriate measures to ensure security of their
when the owner/buyer has accepted the unresolved ink stamp, electronic stamp, ink signature stamp,
issue and has agreed on its exclusion as a require- and electronic signature. The Certified Professional
ment of project completion. If the owner refuses to cannot claim his/her stamp and/or signature were
accept an unresolved issue and its correction is in applied to a Certified Report without his/her permis-
dispute with the contracting or design team or the sion or knowledge. The security and use of ink stamp,
owner fails to respond to the issue report after three electronic stamp, ink signature stamp, or electronic
documented attempts, such issues must be identi- signature is the responsibility of the Certified Profes-
fied in the executive summary of the final Technical sional. The Certified Professional is directly responsi-
Commissioning report. ble for any misuse of these items regardless whether
he/she authorized their use.
1.11. Compilation and Submission of
Final Technical Commissioning
Reports
Reports shall include information and data to provide
an accurate quantitative record of system measure-
ments and information. Reports also shall include
notes and comments, as appropriate, to provide the
reviewer with additional details related to the results
of the Technical Commissioning efforts for all equip-
ment, systems and components that were included
in the scope. Reports shall meet the criteria listed in
the procedural standard.

The certification page shall bear the stamp of the

NEBB CP. The stamp on the certification page shall
be signed as evidence that the NEBB CP has person-
ally reviewed and accepted the report.

Paper Certified Report: An ink stamp issued by

NEBB with an original signature or ink signature
stamp shall be applied to the certification page. The
signature and date shall not obscure the Certified
Professionals name or Certified Firms number in the
seal/stamp.
4 NEBB BSC Procedural Standards
Section 2.
RESPONSIBILITIES
INTRODUCTION
Best practice dictates Technical Commissioning ser-
vices are to be procured directly by the Owner and
the contract for these services is between the Own-
er and the Technical Commissioning firm. Under this
arrangement, the Technical Commissioning firm does
not have a contractual relationship with any other
members of the project delivery team. These Proce-
dural Standards assumes the BSC firm is contracted
directly to the Owner. When other contractual rela-
tionships exist, special language must be included in
the contract to preclude any conflicts of interest and
to maintain the proper testing validation.
In order to maximize value and benefits from com-
missioning, it is important to understand the Owner,
the design professionals, and the contractors have
responsibilities affecting the outcome of the Techni-
cal Commissioning Process.
2.1. Owner Responsibilities
It is recommended the Owner:
a. Retain the services of the NEBB BSC Certified
Firm and require the NEBB BSC Certified
Firm be retained early in the Technical
Commissioning Process. This should happen
at the beginning of the Design Phase.
b. Identify the Owners Project Requirements
(OPR)
c. Verifies that all Issue Log open items are
resolved
d. Have final responsibility to enforce the con-
tract obligations to correct any deficiencies,
or accept any designed/constructed condition
even if it doesnt meet the OPR
e. Have final authority to determine when the
project is complete and the OPR has been
fulfilled
f. Have final authority to accept the Final Report
2.2. Design Professionals
Responsibilities
It is recommended the design professionals:
a. Prepare a Basis of Design document
responding directly to the Owners Project
Requirements
b. Incorporate the Basis of Design into a set of
Contract Documents conveying the design in-
tent and conforms to the OPR
c. Provide Design Development and Contract
Documents to the Technical Commission-
ing Team for commissioning evaluation and
comment
d. Work in concert with the Technical Commis-
sioning Authority (CA) to maximize the test-
ability, accessibility, maintainability and effi-
cient operation of the project
e. Work in concert with the CA so the Contract
Documents define the level of commissioning
effort required by the construction team and
equipment vendors
f. Specify the construction team members pro-
vide documentation in accordance with these
Procedural Standards
g. Specify all technical system suppliers or in-
stallers provide access to hardware, soft-
ware, or onsite technical support required to
assist the Technical Commissioning effort.
The hardware, software or the onsite tech-
nical support is provided to the Technical
Commissioning team at no cost to the Own-
er, Testing Subcontractors or the NEBB BSC
Certified Firm.
h. Attend periodic commissioning meetings
i. Attend appropriate training for facilities op-
erations presented by the Technical Commis-
sioning Team
2.3. Contractor Responsibilities
The General Contractor, Subcontractors and their
Vendors must provide:
Section 2. Responsibilities
a. Copies of contract document change orders,
requests for information communications,
meeting minutes and contract addenda as
they are developed during the construction
process
b. All project submittals for systems and compo-
nents included in the commissioning scope as
they are approved or reviewed by the design
team
c. A project schedule which incorporates com-
missioning milestones and schedule provid-
ed by the Technical Commissioning authority
(CA) This schedule must coordinate the work
of other disciplines and provide adequate time
in the construction process to allow each sub
trade to properly install and test their specific
equipment.
d. The schedule must coordinate the work of oth-
er disciplines and provide adequate time in the
construction process to allow each sub trade to
properly install and test their specific equipment
e. Notify the NEBB BSC Certified Firm of all
schedule changes
f. Manage and implement the construction pro-
cess to ensure the building and its systems are
constructed in accordance with the contract
documents and are complete and operational
g. Manage and implement the start-up process
in accordance with manufacturers recom-
mendations to ensure all systems and compo-
nents of all building systems are installed cor-
rectly and operating correctly and are ready
for functional testing
h. Manage and implement all system testing
and balancing in accordance with the contract
documents
i. Require any special tools, software or pro-
gramming devices, or the instruction on their
use required for start-up, testing, balancing,
Technical Commissioning or operation of any
technical system be provided by the manu-
facturer or installing contractor to the firm or
individual providing those services free of any
additional cost or fees
5
j. The training sessions are by the respon-
sible contractor as defined in the project
specifications
2.4. NEBB BSC Certified Firm
Responsibilities
The NEBB BSC Certified Firm must provide:
a. Follow the current NEBB Procedural Standards
when performing the BSC work
b. Chair commissioning meeting with designers
and contractors to introduce and direct the
Technical Commissioning Process
c. Review plans, specifications and submittal
evaluations for conformance to the OPR and
BOD for possible conflicts and deficiencies.
Evaluate documents for the ability of systems
to be operated, maintained, commissioned,
tested, adjusted and balanced, and conform-
ing to industry accepted practices.
d. Create, utilize and manage the Technical Com-
missioning Issues Log to resolve all design and
construction issues discovered during the
Technical Commissioning Process
e. Attend on-site commissioning meetings as
required to complete and coordinate the Tech-
nical Commissioning Process
f. Assist CM/GC in developing all commission-
ing schedules
g. The responsibility for creating, administering,
performing, and observing the various activ-
ities during the Pre-Functional Tests are out-
lined in the Technical Commissioning Plan and
can be performed by different members of the
Technical Commissioning Team during the
Construction Phase based on the type of tech-
nical activity of the test. The party responsible
to perform each task is defined in the Contract
Documents and the Technical Commissioning
Plan.
h. Develop and perform all functional perfor-
mance tests (FPT) for all systems included in
the scope of work
6 NEBB BSC Procedural Standards

i. Make recommendations to the Owner regard-

ing the acceptance of all equipment and sys-
tem tests
j. Provide the Final Technical Commissioning
Report
Section 3. Standards for Instrumentation
Section 3.
STANDARDS FOR
INSTRUMENTATION
MINIMUM INSTRUMENTATION
A NEBB BSC Certified Firm uses a variety of instru-
mentation in performing the specified BSC proce-
dures on a project. It is the responsibility of the NEBB
BSC Certified Firm to use appropriate instrumenta-
tion meeting the requirements of the instrumenta-
tion table found in Appendix C. Note that this doc-
ument is a Continuous Maintenance type document
and the most current instrument requirements will
be on the NEBB Website at NEBB.org.
Instrumentation used on a NEBB project must be in
proper operating condition and must be used in ac-
cordance with the manufacturers recommendations.
NEBB requires NEBB BSC Certified Firms must own
the specified instrumentation. Appendix C lists the
minimum instrumentation a NEBB BSC Certified
Firm must own. The NEBB BSC Certified Firms must
maintain the instruments and have the instruments
calibrated in accordance with the calibration require-
ments of Appendix C.
The required instruments and equipment listed in
Appendix C may be the same equipment and instru-
ments utilized for other NEBB certifications. A sepa-
rate set of instruments is not required.
3.1. Range and Accuracy
A NEBB BSC Certified Firm must possess instru-
ments for each function and range listed in Appen-
dix C. Each instrument must have been specifically
designed to meet the criteria (Minimum Accuracy,
Range, and Resolution) of the function. Instrumen-
tation with multiple capabilities can be accepted for
more than one function when submitting documen-
tation for a firms certification. However each sepa-
rate function must meet NEBB requirements. Infor-
7
mation and data regarding accuracy of all submitted
instrumentation for the stated functions must be
available from the manufacturer to show compliance
with these requirements.
The accuracy and range as reported by the instru-
ment manufacturer must be verified by a testing
laboratory which uses methods and equipment
traceable to the National Institute of Standards and
Technology or equivalent institute in countries oth-
er than the United States. Calibration requirements
for each function are specified and must be met.
Some instruments such as U-tube manometers
and inclined manometers may not require calibra-
tion. However, if a mechanical/electrical device is
substituted or employed in place of these types of
instruments, the indicated calibration requirements
noted apply.
Certified Firms calibrate all instrumentation used by
the firm on BSC projects in accordance with Appen-
dix C. Certified Professionals must understand the
importance of using accurate instrumentation in the
field, and must be prepared to show proof of instru-
mentation calibration for any instrument used in the
execution of a NEBB certified Technical Commis-
sioning project.
Instruments must be used in accordance with man-
ufacturers recommendations. The most suitable in-
strument, or combination of instruments, should be
employed for a particular measurement or reading.
3.2. Special Instruments
A NEBB BSC Certified Professional may be required
to utilize special instrumentation not included in Ap-
pendix C. Special instrumentation may be provided
by the BSC CP, or by the installing subcontractors,
or by vendors. This instrumentation must be in good
working condition and have proof of calibration with-
in the last 12 months or as recommended by the in-
strument manufacturer.
8 NEBB BSC Procedural Standards
Section 4.
STANDARDS FOR REPORTS
TECHNICAL COMMISSIONING REPORT
The NEBB Procedural Standards Building Systems Tech-
nical Commissioning establishes baseline require-
ments of a NEBB Certified BSC Report.
The NEBB BSC Report is required to have:
a. Report Title Page
b. Report Certification Page
c. Table of Contents Page
d. Executive Summary
e. Technical Commissioning Plan, with all
specified deliverables
f. Owner documented acceptance of
deliverables by Phase
g. Test Instrument Page
4.1. Required Pages
The requirements for each NEBB Certified BSC Re-
port are listed below:
4.1.1. Report Title Page
The report title page includes:
a. The heading: Certified Building Systems
Technical Commissioning Report
b. Project Name/Project Address
c. Owner Name/Address/Contact Numbers
d. NEBB BSC Certified Firm Name/Address/
Contact Numbers/Certification Number
4.1.2. Report Certification Page
The certification page bears the stamp of the NEBB
BSC Certified Professional. The stamp on the certi-
fication page is signed as evidence the NEBB BSC
Certified Professional has reviewed and accepted the
report.
The report certification page includes:
a. Project Name
b. Certifying NEBB BSC Professionals Name
c. Firm Name; Certification Number; Certifica-
tion Expiration Date
d. Technical Commissioning Scope performed to
NEBB standards
e. Certifying NEBB BSC Certified Professionals
NEBB Stamp (signed and dated) and this ex-
act verbiage:
THE DATA AND CONCLUSIONS PRESENTED IN
THIS REPORT ARE A RECORD OF SYSTEM COM-
MISSIONING, PERFORMANCE TESTING, AND
TRAINING VERIFICATION IN ACCORDANCE
WITH THE NEBB BUILDING SYSTEMS TECHNI-
CAL COMMISSIONING PROCEDURAL STAN-
DARDS AND THE PROJECT REQUIREMENTS.
THE RESULTS SHOWN AND INFORMATION
GIVEN IN THIS REPORT ARE CERTIFIED TO BE
TRUE AND ACCURATE TO THE EXTENT POS-
SIBLE DUE TO THE SYSTEMS OPERATING PA-
RAMETERS AT THE TIME THE SYSTEMS WERE
TESTED. THE TECHNICAL COMMISSIONING
AUTHORITY MAKES NO CLAIMS OR WAR-
RANTIES STATED OR IMPLIED CONCERNING
THE CONTINUED PERFORMANCE, OPERATION
OR SAFETY OF THE FACILITY PAST THE TEST
DATE IF CONDITIONS CHANGE OR OPERATING
PARAMETERS WERE CHANGED BY OTHERS.
4.1.3. Table Of Contents Page
The Table of Contents serves as a guide to the orga-
nization of the BSC report.
4.1.4. Executive Summary/Remarks
A NEBB Certified BSC Report includes an executive
summary.
The executive summary includes an exact descrip-
tion of the project Technical Commissioning Scope
of Work as per the Commissioning Contract. Any
specific required variances from the NEBB baseline
requirements must be clearly defined.
Scope of Work and variance deviation documentation:
Section 4. Standards for Reports
a. Refer to NEBB Procedural Standards for stan-
dard processes
b. Refer to Technical Commissioning Plan for
specific processes
c. Description of any process deviations used as
detailed on the certification page
d. Review of each unresolved issue
e. Review of each issue that was resolved in
a manner that may still affect future system
performance or create future inoperability
f. Review of each deferred system test to be per-
formed in the future
4.1.5. Technical Commissioning Plan
The final project Technical Commissioning Plan in-
cludes Design Phase information, Construction
Phase information and Post-Occupancy Phase in-
formation included in the Technical Commissioning
scope.
The Technical Commissioning Plan includes:
a. Identifies all of the Technical Commissioning
activities
b. Identifies the systems to be commissioned
c. Identifies the various Commissioning Team
members during each phase
d. Defines the roles and responsibilities of each
Commissioning Team member
e. Creates the schedule of all Technical
Commissioning activities during each phase
f. Establishes documentation requirements
g. Establishes communication and reporting
procedures
4.1.6. Deliverables By Phase
These deliverables in the form of a phase report are
required to be submitted to the owner for final ac-
ceptance during the progress of the project. Each
phase report shall become a part of the final report.
a. Design Phase Report Section
b. Construction Phase Report Section
c. Post-Occupancy Phase Report Section
Each deliverable is required to contain at a minimum:
9
1. Phase Summary
2. Identification of the deliverable
3. All documents created throughout Phase
4. Date of the document
5. Project name
6. Summary of the content
7. Proof of Owner acknowledgment
4.1.7. Test Instrument Page
A NEBB Certified BSC Report includes a Test Instru-
ment page. The Test Instrument page includes:
a. List of NEBB required instruments
b. List of non NEBB required instruments utilized
for the project
c. Model number and Serial number of each
instrument
d. Calibration date of each instrument
e. Copy of current calibration certificate for each
instrument used
4.1.8. All Report Pages
All tested items or systems included in the NEBB
Certified BSC Report are clearly identified with a
unique designation. The method of identification
may be unique numbers, mechanical plan identifica-
tion or an appropriate narrative description.
a. All pages contain the name of the project
b. All pages are identified with a unique page
number
c. Each PFT or FPT form includes the name of the
responsible person who gathered the data
d. Date of verification
10
Section 5.
THE TECHNICAL
COMMISSIONING PROCESS
INTRODUCTION
The purpose of the NEBB Technical Commissioning
Process is to provide detailed requirements for the
Technical Commissioning Process phases and de-
fine the responsibilities and activities required during
each phase. The NEBB Technical Commissioning
Process focuses on technical commissioning of the
whole building and all of its systems to insure inter-
action between systems. Technical commissioning
requires full system testing and verification as to
functionality and performance.
This Section describes the general Technical Com-
missioning requirements for a project and the later
sections provide detailed requirements for that spe-
cific discipline.
The NEBB BSC Certified Professional must possess
the technical competence to evaluate and verify
the OPR, the design, the installation and the perfor-
mance of a project from the standpoint of testability,
accessibility, maintainability and efficient operation.
Technical Commissioning should start at the Own-
ers project inception and continue for the life of the
building. Consequently, the concepts and phases
discussed in this section and the technical commis-
sioning sections that follow are intentionally segre-
gated into the various phases because not all phases
are included in every project. This may require a task
from a previous phase needs to be performed during
a subsequent phase. The actual scope of Technical
Commissioning services to be provided is outlined in
the SOW and contract between the Owner and the
NEBB BSC Certified Firm.
a. The owner is responsible for delineating the
commissioning scope of work which will de-
fine what systems are commissioned and
NEBB BSC Procedural Standards
what phases are included in the Technical
Commissioning effort.
b. If a Scope of Work of the commissioning con-
tract does not specifically delineate the Tech-
nical Commissioning Processes, the project is
required to meet all baseline activities for each
phase commissioned to be a NEBB Certified
Project.
c. If a project Scope of Work of the commission-
ing contract requires a different level of com-
missioning than described by this standard,
the procedural variance must be clearly delin-
eated in the project Scope of Work and listed
on the Technical Commissioning Report Cer-
tification Page to qualify as a NEBB Certified
Project
d. Any project that does not comply with these
requirements of this Procedural Standards and
does not clearly identify the specific procedural
variances required by the commissioning con-
tract, the certification page cannot be signed
and stamped as a NEBB Certified Technical
Commissioning Report. All references to NEBB,
including NEBB logos, stamps, certifications,
etc., must be removed from the report.
The phases of Technical Commissioning are:
Design Phase
Construction Phase
Post-Occupancy Phase
DESIGN PHASE TECHNICAL
COMMISSIONING
Design Phase Technical Commissioning is the pro-
cess of evaluating each element of the design for
conformance to the OPR as it relates to the systems
ability to be commissioned, maintained, and to func-
tion as it relates to accepted industry best practices.
The first step of this process is to develop and docu-
ment the Owners Project Requirements (OPR). The
second is to develop the Technical Commissioning
Plan. The purpose of Design Phase Technical Com-
missioning is to verify the design professionals in-
corporate the OPR into the Contract Documents.
Section 5. The Technical Commissioning Process
The design professionals prepare a document called
the Basis of Design (BOD). This document identifies
how the design professionals create a design con-
forming to the OPR.
Many entities in the design and construction field
utilize the terms Design Intent, Basis of Design, De-
sign Criteria and others interchangeably. The NEBB
BSC Program defines the meanings for these terms
in Section 1 Definitions.
The Design Intent is comprised of two documents;
the OPR and the BOD.
5.1. Design Phase Requirements
5.1.1. Owners Project Requirements (OPR)
The OPR is a compilation of the communication and
documentation of the Owners goals, objectives, and
expectations for the project. The OPR includes the
specific requirements pertaining to the project. This
is where the Owner states the goals for how the proj-
ect is judged as a success. The OPR is also a commu-
nication tool for specific project requirements. While
the objectives are high-level goals, the requirements
can be specific details for the project and could in-
clude such items as building performance, sus-
tainability requirements, Technical Commissioning
goals, production details, equipment manufacturers,
required environmental criteria, anticipated utility/
energy usage, maintenance features, etc. The OPR
includes information on how the building will be op-
erated, types of tenants, maintenance requirements,
indoor air quality objectives, budgetary issues and
other objectives of the Owner. The objectives are de-
fined by their performance criteria. Objectives may
include flexibility of space arrangements or occupan-
cy, environmental conditions, etc.
The Owner and the project programming team de-
fine and develop the Owners Project Requirements
(OPR). Sophisticated building owners may be able to
easily provide their OPR to the Technical Commis-
sioning Authority (CA). The CA must be capable of
providing technical review and expertise to assist and
11
guide the Owner in developing this document. The
OPR should be focused on measurable end results.
The OPR is a dynamic document updated, refined
and expanded at each step in the Technical Commis-
sioning Process based on Owner accepted changes.
5.1.2. Design Phase Technical
Commissioning Plan
The Technical Commissioning Plan is the document
that:
a. Identifies all of the Technical Commissioning
activities
b. Identifies the systems to be commissioned
c. Identifies the various Commissioning Team
members during each Phase
d. Defines the roles and responsibilities of each
Commissioning Team member
e. Creates the schedule of all Technical
Commissioning activities during each Phase
f. Establishes documentation requirements
g. Establishes communication and reporting
procedures
The Technical Commissioning Plan, like the OPR, is
updated at each step in the Technical Commission-
ing Process to account for accepted changes. The CA
creates the Preliminary Technical Commissioning
Plan and distribute to all members of the Commis-
sioning Team.
5.1.3. Design Technical Commissioning
Team Members
The Technical Commissioning Team should be com-
prised of the Owner/Owners representative, and
the CA. Additionally, if the design professionals,
Construction Manager/General Contractor, Program
Manager, or specialty trade contractors are known at
the time, a representative from those entities should
also be included at appropriate times.
The team members may change throughout the
Technical Commissioning Process, however, the
entities and the organizational structure remains
the same during all phases of project and the
12
associated Technical Commissioning Phases. For
example, during the Design Phase, the Owner
may be represented by the actual building owner
or representative. During the Construction Phase
Functional Performance testing the Owner may be
represented by the building maintenance personnel.
5.1.4. Design Technical Commissioning
Team Responsibilities
The Owner defines and develops the OPR. The CA
may need to assist the Owner in developing the OPR.
The Commissioning Team, the Owner and the CA,
are responsible for working in unison to completely
define the OPR. The CA is responsible for developing
the Preliminary Technical Commissioning Plan and is
responsible for documenting commissioning-related
communications among the Commissioning Team
members.
5.1.5. Technical Commissioning Authority
(CA) Responsibility
Technical Commissioning is a technical process that
works most effectively when done in a cooperative
team atmosphere. The CA generally has the prima-
ry responsibility to foster a sense of cooperation and
focus on a common outcome. The CA is responsible
to ensure all communications between design team
members is a two-way process by creating effective
methods to deliver comments, and soliciting and
documenting responses from design team members.
5.2. Design Phase Activities
These activities are required to be documented and
reported during the Design Phase:
a. Owners Project Requirements (OPR) is
developed and reviewed
b. Create Design Phase Technical
Commissioning Plan
c. Create Design Phase Issues Log
d. Facilitate the design kick-off meeting
e. Design phase Technical Commissioning
meetings
f. Basis of Design (BOD) review
g. Design Reviews
NEBB BSC Procedural Standards
h. Create Technical Commissioning specifications
i. Define Owner training requirements
j. Define System Manual requirements
k. Schedule Design Phase Cx Activities
5.2.1. OPR Definition and Development
The Owner is ultimately responsible for creating the
OPR while the CA documents and assists as needed
in the creation of the OPR. The ability to determine
the success or failure of the Technical Commissioning
efforts in a project can be directly related to the
accurate definition of the OPR. Development of
an accurate OPR is the singular most important
aspect in the Technical Commissioning effort. The
development and definition of accurately stated
requirements helps provide a successful project.
Updating the OPR during Design Phase is usually
performed by the Owner to incorporate any approved
changes that may have been incorporated in the
project.
5.2.2. Design Phase Technical
Commissioning Plan
Section 5.1.2 provides an overview of the elements
of the Technical Commissioning Plan. It is the
benchmark used to identify the various activities
within each Phase of the project. It also identifies the
roles and responsibilities of all the Commissioning
Team members during each of the project Phases.
The CA is responsible for preparing the Technical
Commissioning Plan.
5.2.3. Design Phase Issues Log
The CA is responsible for creating the Issues Log
during the Design Phase of the project. The Issue
Log records all identified Technical Commissioning
related issues by number and the responses, dates
and authors of each issue and response.
5.2.4. Design Phase Kick-off Meeting
The CA conducts the Kick-off Meeting with the design
team and the Owner. The purpose of the meeting is
to establish the purpose and proposed process for
Section 5. The Technical Commissioning Process
Technical Commissioning the design and to review
the Design Phase Technical Commissioning Plan.
a. Create the agenda
b. Attend and lead the meeting
c. Review the Design Phase Technical
Commissioning Plan with the Team Members
d. Review the various Technical Commissioning
activities and schedules for the design phase
e. Review documentation requirements
f. Review communication and reporting
procedures for the design issue log
g. Prepare and distribute meeting minutes
5.2.5. Technical Commissioning Meetings
The CA is responsible to conduct, record, and dis-
tribute the minutes for all Technical Commissioning
meetings for each project. The meetings are de-
signed in an organized manner with a logical pro-
gression throughout the project.
a. Create the agenda
b. Attend and lead the meeting
c. Review the Technical Commissioning Plan
with the team members
d. Review the various Technical Commissioning
activities and schedules
e. Review documentation requirements
f. Review communication and reporting
procedures
g. Prepare and distribute meeting minutes
5.2.6. BOD Design Team Review
The design professionals are responsible for pre-
paring the BOD. The BOD has two components; the
Design Narrative and the Design Criteria. The CA as-
sists with the design team in documenting the Basis
of Design created by the design team meets the re-
quirements of the OPR.
The Design Narrative is a written description identify-
ing the assumptions made by the design profession-
als in interpreting the OPR and the proposed design
solutions implemented to satisfy the requirements of
the OPR. The narrative should include a description
of the systems, equipment, and components select-
13
ed and why they were chosen. It should also include
reasons other systems, equipment, and components
were considered and rejected. Acceptance of the
items in the Design Narrative should be the consen-
sus of both the Owner and the design professionals.
It is the responsibility of the CA to document this
agreement. The Design Narrative documents the
design professionals process and decisions made at
the early stages of the project. The narrative serves
as a Scope of Work for the design team in creating
the Design Development documents.
The Design Criteria is a listing of the project design
parameters, including its source, and how it meets
the OPR during the design of the project. The criteria
may include but not limited to:
a. Project location, special site requirements,
and environmental criteria
b. Design parameters and conditions
c. Design assumptions and limitations
d. Accepted safety factors to be used
e. Accepted levels of redundancy
f. Code review requirements, applicable standards,
and other governmental agency regulations
These Design Criteria are used to produce the engi-
neering calculations and Contract Documents.
5.2.7. Design Reviews
The CA is required to evaluate the contract docu-
ments at least once near 100% Construction Doc-
ument level. The frequency of evaluation is as spec-
ified in the contract documents between the Owner
and the NEBB BSC Certified Firm and may be at the
35%, 65% and 95% levels.
The purpose for the CA to review the design is to
evaluate the design for conformance to the OPR and
verify the components, systems and assemblies in
the design, directly relate to the testability, accessi-
bility, maintainability, efficient operation and industry
accepted best practices. Design Phase Technical Com-
missioning is the process of comparing each element
of the design to the Owners Project Requirements
(OPR). The NEBB Design Phase Technical Commis-
14
sioning Process is not intended to be a peer review
of the design professionals work or responsibilities.
These remain the responsibility of the design profes-
sional and the design team. Design Phase Technical
Commissioning consists of:
a. Assisting the design team ensuring the Ba-
sis of Design meets the requirements of the
Owners Project Requirements
b. Reviewing design development documents for
Commissionability, maintainability, function-
ality and best practices
1. Systems review. The CA reviews each
system.
2. Component review. The CA reviews
each component.
c. Verifying the proposed system can be tested
in a manner providing both valid repeatable
tests and manageable baseline data for the
operators of the systems
d. The CA maintains a design phase
commissioning issue log
e. Design Phase Technical Commissioning
report.
5.2.8. Technical Commissioning
Specifications
The CA should assist the design professionals in pre-
paring the commissioning specifications for the con-
tract documents. It is recommended the CA evaluate
the contract documents to verify the proper contrac-
tual obligations related to the Construction Phase and
the Post-Occupancy Phase Commissioning have been
defined for all applicable project bid sections. The CA
verifies the Technical Commissioning Scope of Work
for the contractors, vendors, specialty subcontractors,
etc. is defined so contractors and vendors can quantify
the Technical Commissioning requirements and their
associated costs. The CA is to also verify the docu-
ments clearly define the type and method of testing
and define the criteria used to determine compliance
and acceptance.
5.2.9. Define Owner Training Requirements
The team of CA, Owner and the design professionals
define the training requirements for the Owners per-
NEBB BSC Procedural Standards
sonnel is in accordance with industry best practice,
and ensure complete training occurs. The CA needs
to verify the training requirements are incorporated
into the final Contract Documents, and include these
training requirements into the Technical Commis-
sioning Plan.
5.2.10. Define Systems Manual
Requirements
During the Design Phase, the CA, Owner, and the
design team determine which documents make up
the Systems Manual. With minor variations depend-
ing on project requirements, a Final Systems Manual
typically includes.
Final Approved Submittals and Shop Drawings
a. Final OPR
b. Final BOD
c. Final Contract Documents
d. Record Drawings (As-Built)
e. Final O&M Manuals
f. Final Technical Commissioning Report
g. Operator Training Materials
h. Recommended Standard Operating
Procedures (SOP)
i. Testing Reports
5.2.11. Technical Commissioning
Activities Scheduled
The CA is to verify Technical Commissioning activi-
ties are incorporated into the Design Phase schedule.
5.3. Design Phase Deliverables
Documentation requirements prior to the Design
Phase include:
a. Phase summary contains:
1. List of Phase deliverables to Owner
2. Summary of each document included in
deliverable
3. Unresolved issues from issues log
4. Potential impacts of unresolved issues
5. Signature line for Owner acceptance
Section 5. The Technical Commissioning Process
b. Each of these documents must contain: date
of document, project name, summary of
content.
1. The Contract Documents including the
Technical Commissioning requirements
for construction
2. Document review comments
3. The updated OPR
4. The updated Issues Log with noted
corrections
5. The updated Technical Commissioning
Plan
6. The updated BOD from the design
professionals
7. The Design Phase Technical
Commissioning Report
5.4. Pre-Bid Meeting
The CA may be required to attend and participate
in the Pre-Bid meeting to fully explain the Technical
Commissioning requirements of the Contract Doc-
uments. This is a valuable activity when contractors
are not familiar with the Technical Commissioning
Process. This is an important meeting that helps the
subcontractors better understand the level of involve-
ment in the Technical Commissioning Process. When
contractors understand their involvement in the Tech-
nical Commissioning Process it helps them to avoid
over or underestimating the cost of subcontractor in-
volvement in the Technical Commissioning Process.
CONSTRUCTION PHASE TECHNICAL
COMMISSIONING
5.5. Construction Phase
Requirements
The building shell is erected and the systems, compo-
nents, and equipment are installed in the Construc-
tion Phase. The main focus of the Technical Commis-
sioning efforts during the Construction Phase is:
a. Conduct the Kick-off meeting and all other
Commissioning Meetings
b. Perform Site Observations (SO)
15
c. Verify the Pre-Functional Tests (PFT) are
performed and documented
d. Perform Functional Performance Tests (FPT)
5.5.1. Technical Commissioning Team
Members
During the Construction Phase, the Commissioning
Team should be comprised of the Owner/Owners
representative; various design professionals, the Gen-
eral Contractor, the Construction Manager, Program
Manager, specialty trade contractors, and the CA.
5.5.2. Technical Commissioning Team
Members Responsibilities
The Commissioning Team is responsible for verifying
the operating systems, components, and equipment
is installed properly so the equipment meets the OPR.
5.5.3. Technical Commissioning
Authority (CA)
The Technical Commissioning Process works most
effectively when implemented using a cooperative
team approach this cooperative effort is even more
important during the Construction Phase. The CA
generally has the primary responsibility to foster this
sense of cooperation and focus on a common out-
come. Further, the CA and Owner are responsible for
championing the Technical Commissioning Process
among the Commissioning Team members to en-
sure conformance to the OPR.
5.5.4. Test Procedures
Pre-Functional Testing (PFT) and Functional Per-
formance Testing (FPT) are performed during the
Construction Phase. The responsibility for creating,
administering, performing, and observing the various
activities of the tests are outlined in the Technical
Commissioning Plan. Certain technical Pre-Func-
tional tests may be performed by different members
of the Commissioning Team.
5.5.5. Testing Evaluation
The CA verifies the proposed components, systems,
and assemblies can be tested in a manner providing
16
valid repeatable tests and manageable baseline data
for the operators of the systems. The CA is respon-
sible for creating the testing plans and forms for all
Pre-Functional Tests. The use of factory start-up forms
from the manufacturer is acceptable. The CA creates
all Functional Performance Tests. Pre-Functional Tests
include installation verification and start-up tests.
Functional Performance Tests are used to verify the
appropriate sequential performance of automated
system and the stability of these sequences under
normal, upset and transitional conditions.
5.6. Construction Phase Activities
These activities are required during the Construction
Phase:
a. Conduct Commissioning Kick Off Meeting
b. Conduct Construction Commissioning
meetings
c. Create commissioning duration schedules
d. Perform submittal and shop drawing review
e. Perform site observations for all systems and
equipment
f. Create pre-functional equipment installation
check sheets
g. Perform pre-functional equipment check
sheets
h. Create pre-functional equipment startup
check sheets
i. Perform pre-functional equipment Start Up
j. Observe and document static tests
k. Create and perform Functional Performance
Tests (FPT)
l. Accept functional tests
m. Review O&M manuals
n. Verify Owner Training
o. Create final Technical Commissioning report
5.6.1. Technical Commissioning Kick-off
Meeting
The kick-off meeting should be the first meeting con-
ducted with all members of the Construction Phase
Technical Commissioning Team. The CA:
a. Creates the agenda
NEBB BSC Procedural Standards
b. Attends and lead the meeting
c. Reviews the Technical Commissioning Plan
with the team members
d. Reviews the various Technical Commissioning
activities and schedules
e. Reviews documentation requirements
f. Reviews communication and reporting
procedures
g. Prepares and distributes meeting minutes
5.6.2. Technical Commissioning Meetings
The CA conducts periodic commissioning review
meetings throughout the Construction Phase to
monitor the progress of the Technical Commission-
ing activities. The CA:
a. Creates the agenda
b. Attends and leads the meeting
c. Schedules and reviews the Technical
Commissioning activities
d. Coordinates with construction meetings and
activities
e. Prepares and distributes meeting minutes
5.6.3. Technical Commissioning Activities
Scheduled
The CA verifies Technical Commissioning activities
are incorporated into the Construction schedule
managed by the general contractor.
5.6.4. Approved Submittal and Shop
Drawings Review
Submittals and shop drawings are documents pro-
vided by the contractors and vendors during the
Construction Phase of a project. The submittals and
shop drawings are reviewed by the responsible de-
sign professionals and the CA. The CA is responsible
for verifying the submittals conform to the OPR.
5.6.5. Site Observation Inspections
Site observations are routine inspections performed
by the CA during the Construction Phase. The pur-
pose of the inspections is to verify the construction
complies with the Contract Documents and the OPR.
Inspections also identify and document any quality
Section 5. The Technical Commissioning Process
issues leading to functional issues. Site observations
are forwarded to the appropriate team member for
their review and corrective action. Any site observa-
tion issues are added to the Issues Log for resolution.
5.6.6. Pre-Functional Installation Tests
The responsibility for creating, administering, per-
forming, and observing the various activities during
the Pre-Functional Tests are outlined in the Technical
Commissioning Plan and can be performed by dif-
ferent members of the Commissioning Team. The
party responsible for performing each task is defined
in the Contract Documents and the Technical Com-
missioning Plan.
These activities are performed by the Commis-
sioning team as part of the Construction Phase
Commissioning:
a. Create and review installation PFT test forms
b. Review installation verification requirements
with members of the Commissioning Team
c. Administer, observe and/or perform all PFT
d. Report deficiencies on the Issues Log
e. Distribute Issues Log to members of the Com-
missioning Team and manage the issue log for
issue resolution
5.6.7. Pre-Functional Start Up Tests
The responsibility for creating, administering, per-
forming, and observing the various startup activities
during the construction phase are outlined in the
Technical Commissioning Plan and can be performed
by different members of the Commissioning Team.
The party responsible for performing each task is de-
fined in the Contract Documents and the Technical
Commissioning Plan.
These activities are performed by the Commis-
sioning team as part of the Construction Phase
Commissioning:
a. Create and review startup PFT test forms
b. Review startup verification requirements with
members of the Commissioning Team
17
c. Administer, observe and/or perform all start-
up PFT
d. Report deficiencies on the Issues Log
e. Distribute Issues Log to members of the Com-
missioning Team and manage the issue log for
issue resolution
5.6.8. Static Tests
Static tests are performed by the contractors and
the first test is observed by the CA. Additional tests
are verified by commissioning team members as
outlined in the Cx Plan. Code required tests that are
observed and verified by the code authority are not
required to be observed by the CA. Typical static
tests are:
a. Duct Pressure Tests
b. Pipe Pressure Tests
c. Pipe Flushing Tests
d. Chlorination Tests
e. Bolted Connection Torque and Resistive Tests
5.6.9. Functional Performance Tests
Functional Performance Tests (FPT) verifies the ap-
propriate sequential performance of automated sys-
tems and the stability of these sequences under nor-
mal, upset and transitional conditions. FPTs are used
to verify the building systems are functional.
As previously stated the responsibility for creating,
administering, performing, and observing the var-
ious activities during the Functional Performance
Tests are as outlined in the Technical Commissioning
Plan and can be performed by different members of
the Commissioning Team. These activities are per-
formed by the CA as part of Construction Phase
Commissioning:
a. Create and develop test forms and require-
ments that appropriately test the automated
sequence
b. Review and verify data measurements
c. Administer, observe, and/or perform all FPT
d. Report deficiencies on the Issues Log
18
Distribute Issues Log to members of the Commis-
sioning Team and manage the issue log for issue
resolution
5.6.10. Issues Log and Deficiency
Resolution
The CA is responsible for reporting deficiencies on
the Issues Log and distributing the logs to the ap-
propriate members of the Commissioning Team for
resolution. The CA is responsible for working with
the appropriate Commissioning Team members to
ensure the issues are completely understood and
the responsibilities for corrective action are com-
pletely understood. The Owner must verify that all
Issue Log open items are resolved. After corrective
action, retests are performed to verify conformance
in accordance with the Technical Commissioning
Plan. All Issue Log items must be resolved and an-
swered or accepted by the appropriate Commis-
sioning Team member. Issues not resolved in a
manner consistent with the OPR must be approved
by the Owner. If issues remain unresolved at the
end of the project for any reason a certified report
can only be issued if the CA has attempted to ob-
tain resolution a minimum of three times and has
documented those attempts. An explanation and
clarification of any unresolved issues must be in-
cluded in the Final Technical Commissioning Report
Executive Summary.
5.6.11. Record Documents and Operations
and Maintenance Information
The Owner, and/or his personnel, is thoroughly
trained in the operation, maintenance, and function
of the project, its equipment, systems, and compo-
nents. In order to accomplish this activity, the con-
tractors, and as outlined in the construction docu-
ments are responsible to provide Record Documents
(As-Built Drawings) and Operations & Maintenance
Manuals (O&Ms) as contractually required. These
materials are normally reviewed by the appropriate
design professionals before being sent to the Owner.
The CA is responsible for evaluating the materials ap-
proved by the design professional prior to being sent
to the Owner. The CA evaluates the completeness
of the documentation from the standpoint of opera-
NEBB BSC Procedural Standards
tor training and instruction for start-up, shut-down,
operation, and maintenance information. These doc-
uments are be reviewed by the CA, the Owner and
his operating personnel prior to the Owner training
sessions as they form an integral component of the
training sessions.
5.6.12. Owner Training Completion
The Owner, and/or his personnel, are thoroughly
trained in the operation, maintenance, and func-
tion of the project, its equipment, systems, and
components.
The CA is responsible for reviewing training agendas
and training sessions with the instructors.
a. The CA is responsible for reviewing train-
ing agendas and training sessions with the
trainers.
b. The CA may assist the Owner with staff
selection.
c. The design professionals are responsible for
training the Owner on relevant design ap-
proaches incorporated in the design, especial-
ly design issues relating directly to operating
and maintaining the facility.
d. The contractors are responsible for training
the Owner on relevant means, methods and
construction techniques incorporated into the
construction of the project impacting the abil-
ity to operate and maintain the facility.
e. Equipment vendors are responsible for train-
ing the Owner on proper start-up/shut-down
procedures of operating equipment and sys-
tems. The training sessions should cover nor-
mal operational features and routine main-
tenance requirements of the major items of
operating equipment, systems, and compo-
nents. The sessions should be tailored to the
exact equipment, systems and components
incorporated into the project and not just a
generalized session on atypical maintenance
items.
f. The CA verifies and documents the training
sessions have been performed.
Section 5. The Technical Commissioning Process
5.6.13. Updating the Technical
Commissioning Plan, the OPR and
the BOD
The Owner updates the OPR during Post-Occupan-
cy Phase to incorporate any approved changes due
to changes, additions, deletions, or other modifi-
cations. If any issues are design related, the design
professionals should update the BOD. The Technical
Commissioning Plan is updated and further defined
to reflect any changes to the OPR, BOD or Contract
Documents.
5.6.14. Final Technical Commissioning
Report
The Final Technical Commissioning Report contains
all documentation from all of the Phases of the Tech-
nical Commissioning Process. The CA is responsible
for assembling the data into a Final Technical Com-
missioning Report. The final report incorporates the
final record documents for each system. A Transmit-
tal cover page with signature line indicating accep-
tance is received from Owner after review of final
report.
The Technical Commissioning Report includes:
a. Title Page
b. Certification Page
c. Table of Contents
d. Executive Summary
e. Technical Commissioning Plan
f. Completed Pre-Functional Technical
Commissioning Check Sheets and Forms
g. Verification Data
h. Completed Functional Performance Tests
i. Observation Reports
j. Issues Log
k. All pertinent correspondence
l. Test Instrument Page
5.6.15. Systems Manual
The purpose of the Systems Manual is to provide the
Owner and building operators with a permanent re-
cord of all pertinent documents required for future
operation, Technical Commissioning and validation
19
processes of the facility. The Systems Manual should
be provided to the Owner in electronic format. The
final system manual should include these baseline
requirements and be provided in digital format:
a. Summary
b. Final Approved Submittals and Shop Drawings
c. Final OPR
d. Final BOD
e. Final Contract Documents (Record Drawings/
As-Built)
f. Final Operating and Maintenance Manuals
g. Final Technical Commissioning Report
h. Operator Training materials
i. Recommended Standard Operating
Procedures
j. Testing Reports
5.6.16. Construction Phase Completion
Construction Phase Technical Commissioning is
complete when all construction FPTs are complete,
all issue log items are resolved and the Technical
Commissioning report is complete.
5.7. Construction Phase
Deliverables
Documentation requirements prior to the Construc-
tion Phase include:
a. Phase summary contains:
1. List of Phase deliverables to Owner
2. Summary of each document included in
deliverable
3. Unresolved issues from issues log
4. Potential impacts of unresolved issues
5. Signature line for Owner acceptance
b. Each of these documents must contain: date
of document, project name, summary of
content.
1. The updated OPR
2. Site Inspection reports
3. The updated Issues Log with noted
corrections
4. The updated Technical Commissioning
Plan
20
5. All PFT reports
6. All FPT reports
7. Training Verification
8. The Construction Phase Technical
Commissioning Report
9. The Systems Manual
POST OCCUPANCY PHASE TECHNICAL
COMMISSIONING
5.8. Post Occupancy Phase
Requirements
The OPR was identified in the Design Phase, and
the CA has verified the design professionals have
incorporated the OPR into the Contract Documents.
During the Construction Phase, the building shell
was erected and the systems, components, and
equipment installed. Pre-Functional tests, Function-
al Performance Tests were performed to show con-
struction meets the contract requirements.
During the Post-Occupancy Phase, the building sys-
tems are complete and fully functional. The main
focus of the Technical Commissioning efforts during
the Post-Occupancy Phase is to:
a. Verify the building is functionally complete and
all open issue log items have been addressed.
b. Coordinate the continued Owners Personnel
Training
c. Create and Perform deferred FPTs
5.8.1. Commissioning Team Members
During the Post-Occupancy Phase, the Commis-
sioning Team may be comprised of the Owners
representative; various design professionals, the
Construction Manager, General Contractor, Program
Manager, specialty trade contractors, and the CA.
5.8.2. Commissioning Team Responsibilities
The Commissioning Team is responsible to verify the
testing of the installed and operating systems, com-
ponents, and equipment meets the OPR.
NEBB BSC Procedural Standards
5.8.3. Technical Commissioning
Authority (CA)
The Technical Commissioning Process works most
effectively when done in a cooperative team at-
mosphere. The CA and Owner generally have the
primary responsibility to foster this sense of coop-
eration and focus on a common outcome. The CA
and the Owner are responsible for championing the
Technical Commissioning Process among the Com-
missioning Team members to ensure conformance
to the OPR.
5.9. Post-Occupancy Phase
Activities
These activities are required during the Post-Occu-
pancy Phase:
a. Technical Commissioning Schedule
b. Deferred Testing
c. Lessons learned workshop
d. Create performance verification system
e. Create Warranty Issue Log
f. Perform and document performance
verification tests (PVT)
g. Optimize system performance
h. Issue Resolution
i. Create post-occupancy Technical
Commissioning report
5.9.1. Technical Commissioning Schedules
The CA should continue to monitor and update the
Technical Commissioning schedules for the contrac-
tors for the Technical Commissioning activities in the
Post-Occupancy Phase as required by the Technical
Commissioning Plan. These schedules should track
all Technical Commissioning activities of the Techni-
cal Commissioning Team.
5.9.2. Deferred Tests
If any PFT or FPT tests were deferred during the
construction phase they are performed now in the
post occupancy phase. Tests may be deferred due to
schedule issues, seasonal issues or project phasing
issues. The CA creates all PFTs and FPTs and has
Section 5. The Technical Commissioning Process
the final responsibility of verifying the commissioned
systems, equipment and components are functional.
5.9.3. Lessons Learned Workshop
It is recommended the NEBB BSC CP performs a Les-
sons Learned workshop with the Owner, designers
and/or construction team members. The purpose of
the Lessons Learned workshop is to determine how
to improve the design, construction and Technical
Commissioning Processes for future projects.
5.9.4. Create Performance Verification
System
It is recommended the NEBB BSC CP assist the own-
ers operators in setting up a performance verifica-
tion system that will allow the operators to validate
the performance of the building over time. This sys-
tem will track energy usage performance and water
usage performance and may track building IEQ per-
formance if included in the SOW.
5.9.5. Create Warranty Issue Log
Normally at the 10 month of the warranty period
the CA creates a warranty issue log that captures
any warranty issues the operators have discovered
since the building was completed. These outstand-
ing warranty issues are provided to the contractor for
resolution.
5.9.6. Performance Verification
Testing (PVT)
Performance verification testing should be per-
formed in the Post-Occupancy Phase. Performance
verification tests are designed to prove performance
of the systems. Performance is proved when the sys-
tems perform to their design intent at their predicted
level of utility usage. The CA verifies and documents
the tests are performed by the appropriate member
of the Commissioning Team.
5.9.7. System Optimization
As a part of the performance verification system the
Cx team optimizes the performance of each system
by utilizing the basic Retro Technical Commissioning
21
Process to discover, analyze and correct any issues
that are found that prevent systems from operating
at their optimum condition. The cyclical nature of the
PVT system of measuring, correcting and re-mea-
suring performance is intended to keep the system
performance from deteriorating over time.
5.9.8. Issue Resolution
All Issue Log items must be resolved and answered
or accepted by the appropriate Commissioning Team
member. Issues not resolved in a manner consistent
with the OPR must be approved by the Owner.
5.9.9. Post Occupancy Cx Report
The CA shall produce either a Post Technical Com-
missioning Phase report or an addendum to the final
Technical Commissioning report for the Post Techni-
cal Commissioning Phase. A Transmittal cover page
with signature line indicating acceptance is received
from Owner after review of final report. The Post Oc-
cupancy phase report contains:
a. Deferred testing reports
b. Warranty Issue Log
c. Documentation of Performance Verification
System
d. PVT test reports and documentation
5.9.10. Post-Occupancy Phase
Completion
Post-Occupancy Phase Technical Commissioning is
complete when performance testing is complete and
the post phase Technical Commissioning report is
complete and accepted.
5.10. Post-Occupancy Phase
Deliverables
Documentation requirements include:
a. Deferred testing reports
b. Warrant Issue Log
c. Performance Verification System
d. PVT Test Documentation
e. Post Occupancy Phase Report
22
Section 6.
TECHNICAL COMMISSIONING
OF HVAC SYSTEMS
INTRODUCTION
Section 6 describes the requirements for Technical
Commissioning a projects HVAC systems, equip-
ment and components. While Section 5 details the
elements of the Technical Commissioning Process
in global terms, this section details the baseline re-
quirements for a NEBB Certified HVAC Technical
Commissioning project. The actual scope of work
may differ from these requirements. A NEBB Certi-
fied Report must include:
a. The contracted scope of work is required to be
clearly defined on the certification page of the
report as specified in the contract documents
or as agreed between the Owner/Buyer and
the NEBB BSC Certified Firm.
b. If the scope of work differs from the NEBB
Procedural Standards it is clearly delineat-
ed on the certification page of the report. All
contracted work must meet these Procedural
Standards to be a NEBB Certified Report. (See
Section 2)
6.1. Design Phase Commissioning
The design phase for Technical Commissioning of
HVAC system follows the same process as described
in section 5 of this standard. The following specific
procedures are specifically for HVAC systems:
6.1.1. Owners Project Requirements
Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CA. The
NEBB CA documents the creation of the OPR. The
OPR outlines the expectations the Owner has for
NEBB BSC Procedural Standards
the building envelope requirements of the project.
The OPR includes these items relating to the HVAC
systems:
a. Use and space requirements
b. Anticipated occupancy
c. Mechanical construction budget
d. Indoor and outdoor building environmental
requirements
e. Special systems or equipment requirements
affecting cooling and heating loads, ventilation
requirements, etc.
f. Specific material or equipment requirements
g. Energy efficiency expectations
h. Sustainability requirements
i. Measurement and verification strategies
j. Ongoing Technical Commissioning and
building rating requirements
k. Levels of redundancy
l. Building automation/controls sophistication
m. Vibration, sound, seismic or wind restraint
requirements
n. Operation and maintenance criteria
o. Owners expectations for operator and
occupant training
p. Requirements for future facility adaptation
and expansion
q. Owners expectations of the design team and
their produced documents
r. Owners expectations of the construction
team and their document requirements
s. Owners expectations of the Commissioning
Authority and their document requirements
The CA evaluates the BOD for conformance to the
OPR from the standpoint of testability, accessibility,
maintainability and efficient operation.
6.2. Construction Phase
Commissioning
The construction phase for Technical Commission-
ing of HVAC system follows the same process as
described in section 5 of this standard. The follow-
ing specific procedures are specifically for HVAC
systems:
Section 6. Technical Commissioning of HVAC Systems
6.2.1. Construction Phase Activities
These specific activities are required during the
HVAC Construction Phase in addition to those gen-
eral activities listed in section 5:
a. Create HVAC PFT equipment installation
check sheets
b. Perform HVAC PFT equipment installation
verification
c. Create Controls PFT installation check sheets
d. Perform Controls PFT installation verification
e. Observe and document HVAC static tests
f. Create HVAC PFT startup check sheets
g. Perform HVAC PFT startup
h. Create Controls PFT point-to-point system
startup check sheets
i. Perform Controls PFT point-to-point system
Start Up
j. Perform TAB verification tests
k. Create and perform HVAC Functional
Performance Tests (FPT)
l. Accept functional tests
m. Create final Technical Commissioning report
6.2.2. HVAC Installation Verification
Tests (PFT)
The contractor must verify all work is installed in ac-
cordance with the contract documents and/or the
manufacturers recommendations and provide the
associated check sheets verifying such. The contrac-
tor must document all equipment is installed in the
correct location and is operable in accordance with
the contract documents. The CA is required to pro-
vide the installation verification check sheets if not
available from the manufacturers or contractors. The
CA may perform the installation inspections at his
discretion. The CA or his staff verifies the Installation
Verification check sheets completed by the contrac-
tor by back checking them through site observations.
Completion of all installation verification tests signi-
fies those systems are ready for startup activities.
Examples of these tests include:
a. All piping systems and component
installations
23
b. All duct systems and component
installations
c. All HVAC equipment installation
d. All building automation/control equipment
and component installation by verifying point
to point checks
6.2.3. Control System Installation
Verification Tests (PFT)
The contractor must verify all work is installed in ac-
cordance with the contract documents and/or the
manufacturers recommendations and provide the
associated check sheets verifying such. The contrac-
tor must document all equipment is installed in the
correct location and is operable in accordance with
the contract documents. The CA may perform the in-
stallation inspections at his discretion. The CA or his
staff verifies the Installation Verification check sheets
completed by the contractor by back checking them
through site observations. Completion of all installa-
tion verification tests signifies those systems are ready
for startup activities. Examples of these tests include:
e. All control raceway and cable
f. Controllers and Control device installation
g. All I/O wiring terminations
6.2.4. Static Tests
The contractor must perform hydrostatic and pres-
sure tests as described in the Contract Documents.
All hydrostatic and pressure tests must be verified by
contractor or code Authority Having Jurisdiction as
required by the Contract Documents or as dictated
by the local codes. The CA Firm is required to wit-
ness the first static test for each system. Completed
static test sheets are then provided to the CA. Exam-
ples of these tests include:
a. Hydrostatic testing of all piping systems to the
appropriate test pressure and duration
b. Pipe flushing and cleaning
c. Pressure testing of all ducts for leakage
determination
24
6.2.5. HVAC Equipment Startup Tests
The contractor or vendor who has contractual obli-
gation to provide startup services performs the start
up the systems and equipment in accordance with
the Contract Documents and the manufacturers
requirements. Completed startup check sheets are
then provided to the CA. The CA firm is required to
document these startup tests. At a minimum startup
tests are required to include but not limited to:
a. Manufacturers Name
b. Model Number
c. Type and Size
d. Serial Number
e. Actual Settings or Adjustments
f. Actual Electrical Characteristics
g. Actual load
h. Operating data as required by the manufacturer
6.2.6. Control System Startup Tests
The contractor or vendor who has contractual obli-
gation to provide startup services performs the start
up the systems and equipment in accordance with
the Contract Documents and the manufacturers
requirements. Completed startup check sheets are
then provided to the CA. The CA firm is required to
document these startup tests. At a minimum startup
tests are required to include but not limited to:
a. Verification of controller program is complete
b. Verification of LAN communication
c. Verification of graphic plate completion
d. Verification of contractors point-to-point test
The CA is required to perform a separate Technical
Commissioning 100% point-to-point test without
any sampling strategies with the contractor. For the
Technical Commissioning point-to-point test the CA
shall provide and perform the check sheet with as-
sistance from the contractor. This point-to-point test
shall include:
a. Point test from graphic to end device to prove
device is connected correctly and with the
correct polarity
NEBB BSC Procedural Standards
b. Calibration of all sensors with offsets
documented
c. Ranging of all output actuators is verified and
documented
6.2.7. Testing, Adjusting And Balancing
Report Verification
The CA is required to verify the completeness and
accuracy of the final Testing, Adjusting and Balanc-
ing Report. This verification includes repeatable ob-
servations of selected TAB readings. The CA picks
readings at random to be repeated. If these tests
do not show repeatability to the TAB report within
specified balance tolerances, discrepancies are doc-
umented on the issues log. Rebalancing of the sys-
tem would be recommended at this time for system
balance to be acceptable. The CA determines the ex-
tent and quantity of repeatability tests to prove the
integrity of the balance efforts.
Acceptable tolerances are defined in the Technical
Commissioning Plan. Typical repeatability checks:
a. OSA flow and building pressurization
b. Terminal unit calibration
c. Exhaust system flow verification
d. AHU readings verification
e. CW & HW Pump flow verification
f. Cooling tower balanced flow verification
6.2.8. Functional Performance Tests (FPT)
Functional Performance Tests are designed by the
CA and performed by the Commissioning Team. The
CA is required to observe and facilitate all FPTs. The
exact systems to be functionally tested are detailed
in the projects scope of work.
6.2.9. Create Final Technical
Commissioning Report
Based on the accumulated Technical Commissioning
work completed as described above, the CA assem-
bles the data into a final Technical Commissioning
Report. The final report incorporates the final record
documents for each system, as appropriate.
Section 6. Technical Commissioning of HVAC Systems 25

6.3. Post Occupancy Phase

Commissioning
The post occupancy phase for Technical Commis-
sioning of HVAC system follows the same process
as described in section 5 of this standard. The CA
is required to conduct a site inspection within one
calendar year for the Post-Occupancy Phase com-
missioning. The following specific procedures are
specifically for HVAC systems:

6.3.1. Post-Occupancy Performance

Verification Testing
The CA is required to perform Performance Verifi-
cation testing and review with the facility staff on
the performance of the systems. The CA must eval-
uate if the systems are performing to the end users
expectations.

During the Post-Occupancy Phase the following ap-

ply if specified in the contract:

a. Deferred testing - any test unable to be per-

formed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
commissioned and tested systems to verify
performance after occupant has used the
facility for a specific amount of time

The CA is also required to document and report on

the performance verification tests, the final results
and any issues found.
26
Section 7.
TECHNICAL COMMISSIONING
OF BUILDING ENVELOPE
INTRODUCTION
Section 7 describes the requirements for Techni-
cal Commissioning a projects Building Envelope.
While Section 5 details the elements of the Tech-
nical Commissioning Process in global terms, this
section details the baseline requirements for a
NEBB Certified Building Envelope Technical Com-
missioning project. The actual scope of work may
differ from these requirements. A NEBB Certified
Report includes:
1. The actual contracted scope of work is re-
quired to be clearly defined on the certification
page of the report.
2. If the scope of work differs from the NEBB
Procedural Standards it is clearly delineat-
ed on the certification page of the report. All
contracted work must meet these Procedural
Standards to be a NEBB Certified Report. See
Section 2.
7.1. Design Phase Commissioning
The design phase for Technical Commissioning of
Building Envelope system follows the same process
as described in Section 5 of this standard. The fol-
lowing specific procedures are specifically for Build-
ing Envelope systems:
7.1.1. OPR Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CA. The
NEBB CA documents the creation of the OPR. The
OPR outlines the expectations the Owner has for the
building envelope requirements of the project. The
OPR includes items related to the Building Envelope
intended use and function.
NEBB BSC Procedural Standards
a. Use and space requirements
b. Anticipated occupancy
c. Building Envelope construction budget
d. Building Envelope codes or standards to be
utilized
e. Special systems or equipment requirements
affecting building envelope calculations and
loads
f. Specific material or equipment requirements
g. Energy efficiency expectations
h. Sustainability requirements
i. Ongoing Technical Commissioning and
Building Rating Requirements
j. Feature Automation and Controls
sophistication
k. Vibration, sound and/or seismic requirements
l. Operation and maintenance criteria
m. Owners expectations for operator and
occupant training
n. Requirements for future facility adaptation
and expansion
o. Owners expectations of the design team and
their produced documents
p. Owners expectations of the construction
team and their document requirements
q. Owners expectations of the Technical
Commissioning Authority and their
document requirements
7.2. Construction Phase
Commissioning
The Commissioning Team verifies the equipment
and the systems are installed, in accordance with the
design documents, are operable, maintainable and
ready for functional testing during the Construction
Phase. When this is complete, the Commissioning
Team verifies the functionality of all systems, equip-
ment, systems and components. The Commissioning
Team verifies all systems are functioning in a manner
conforming to the OPR. The Commissioning Team
also coordinates the Owners Personnel Training.
The Owner must update the OPR and the design
professionals must update the BOD during Con-
struction Phase to incorporate any approved enve-
Section 7. Technical Commissioning of Building Envelope
lope changes that may have developed. The CA up-
dates the Technical Commissioning Plan to include
any changes to:
a. Commissioning Team members
b. Their responsibilities
c. Contact information
d. Procedures
e. Schedules
f. Changes to the commissioning requirements
due to changes during the Construction Phase
7.2.1. Pre-Functional Tests (PFT)
There are several types of Building Enclosure PFTs
during the Construction Phase including installation
verification tests, thermal scans, and special systems
startup tests. Some typical Building Enclosure spe-
cial systems are:
a. Automated doors
b. Building pressure tests
c. Automated windows
d. Automated blinds and shades
e. Other automated systems not part of
Mechanical, Fire Protection, Electrical or
Special Electrical systems
7.2.2. Installation Verification Check Sheets
The CA provides the installation check sheets to ver-
ify all work has been installed, in accordance with the
contract documents and/or the manufacturers rec-
ommendations. The CA or his staff validates the In-
stallation check sheets completed by the contractor
by checking them through site observations. Com-
pletion of all installation verification tests signifies
those systems are ready for start-up activities.
7.2.3. Static Tests
The contractor must perform static tests as de-
scribed in the Contract Documents. The architect,
contractor or CA as required by the Contract Doc-
uments must verify all static tests. The CA Firm is
required to witness the first static test for each sys-
tem. Completed static test sheets are then provided
to the CA. Examples of these tests include:
27
a. Whole building pressure tests
b. Room or component pressure tests
c. Rain Intrusion component test
d. Field thermal conductance component test
e. Field vapor transmittance component test
f. Moisture test
g. Blast resistance or other extraordinary events
testing
7.2.4. Building Enclosure Special Systems
Startup Tests (If Applicable)
The contractor or vendor who has contractual ob-
ligation to provide startup services creates startup
check sheets, and starts up the systems and equip-
ment in accordance with the Contract Documents
and the manufacturers requirements. The CA firm
is required to document these startup tests.
7.2.5. Functional Performance Tests (FPT)
Functional Performance Tests are designed by the
CA and performed by the Commissioning Team. The
CA observes and facilitates the FPT. The FPT tests
include:
a. System or component description
b. Specific item or function being tested
c. Functional test procedure
d. Description of test report documentation
requirements
e. Description of test pass/fail criteria
7.2.6. Create Final Commissioning Report
Based on the accumulated commissioning work
completed as described above, the CA assembles
the data into a final Commissioning Report. The final
report incorporates the final record documents for
each system, as appropriate.
7.3. Post Occupancy Phase
Commissioning
7.3.1. Performance Verification Tests
The CA is required to conduct a site inspection with-
in one calendar year for the Post-Occupancy Phase
commissioning. The CA is required to perform Per-
28 NEBB BSC Procedural Standards

formance Verification testing and review with the

facility staff on the performance of the systems. The
CA must evaluate if the systems are performing to
the end users expectations.

During the Post-Occupancy Phase the following ap-

ply, if specified in the contract:

a. Deferred testing - any test unable to be per-

formed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
commissioned and tested systems to verify
performance after occupant has used the
facility for a specific amount of time

The CA is required to document and report on the

performance verification tests, the final results and
any issues found.
Section 8. Commissioning of Electrical Systems
Section 8.
COMMISSIONING OF
ELECTRICAL SYSTEMS
INTRODUCTION
Section 8 describes the requirements for commis-
sioning a projects Electrical Systems. While Section
5 details the elements of the Technical Commission-
ing Process in global terms, this section details the
baseline requirements for a NEBB Certified Electrical
System Commissioning project. The actual scope of
work may differ from these requirements. A NEBB
Certified Report includes:
a. The contracted scope of work is required to be
clearly defined on the certification page of the
report
b. If the scope of work differs from the NEBB
Procedural Standards it is clearly delineated
on the certification page of the report. All con-
tracted work must meet the requirements of
these Procedural Standards to be a NEBB Cer-
tified Report. (See Section 2)
8.1. Design Phase Commissioning
The design phase for commissioning of Electrical
Systems follows the same process as described in
section 5 of this standard. The following specific pro-
cedures are specifically for Electrical Systems:
8.1.1. OPR Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CA. The
NEBB CA documents the creation of the OPR. The
OPR outlines the expectations the Owner has for the
electrical requirements of the project. The OPR in-
cludes these items related to electrical systems use
and function:
a. Use and space requirements
29
b.
c.
Anticipated occupancy
Electrical construction budget
d. Electrical codes or standards to be utilized
e. Special systems or equipment requirements
affecting electrical calculations and loads
f. Specific material or equipment requirements
g. Energy efficiency expectations
h. Lighting systems and components
i. Sustainability requirements
j. Electrical testing requirements
k. Measurement and verification strategies
l. Ongoing commissioning and building rating
requirements
m. Levels of redundancy
n. Electrical automation and controls
sophistication
o. Vibration, sound and/or seismic requirements
p. Operation and maintenance criteria
q. Owners expectations for operator and
occupant training
r. Requirements for future facility adaptation
and expansion
s. Owners expectations of the design team and
their produced documents
t. Owners expectations of the construction
team and their document requirements
u. Owners expectations of the Commissioning
Authority and their document requirements
8.2. Construction Phase
Commissioning
The Commissioning Team verifies the equipment
and systems are installed in accordance with the
design documents and are operable, maintainable
and ready for functional testing. Once this is com-
plete, the Commissioning Team works to verify the
functionality of all systems, equipment, systems and
components. The Commissioning Team verifies all
systems are functioning in a manner conforming to
the OPR. The Commissioning Team also coordinates
the Owners Personnel Training.
The Owner must update the OPR and the design
professionals must update the BOD during Con-
struction Phase to incorporate any approved Electri-
30
cal changes incorporated into the final construction.
The CA updates the Technical Commissioning Plan
to include any changes to the Commissioning Team
members, their responsibilities, contact information,
procedures, schedules or changes to the commis-
sioning requirements during the Construction Phase.
8.2.1 Pre-Functional Tests (PFT)
Electrical PFTs are performed during the Construc-
tion Phase: installation verification tests, static tests,
and equipment startup tests.
8.2.2 Installation Verification Check Sheets
The CA provides the installation verification check
sheets for the contractor to verify all work in installed
in accordance with the contract documents and/or
the manufacturers recommendations. The CA or
his staff validates the Installation Verification check
sheets completed by the contractor by back check-
ing them through site observations. Completion of all
installation verification tests signifies those systems
are ready for start-up activities.
8.2.3 Static Tests
The contractor must perform resistance and torque
tests as described in the Contract Documents. All
tests must be verified and documented by contrac-
tor or code Authority Having Jurisdiction as required
by the Contract Documents or local codes. The CA
Firm is required to witness the first static test for
each system. Completed static test sheets are then
provided to the CA. Examples of these tests include:
Examples of these tests may include:
a. Conductor resistive tests
b. Bolted Connections Torque settings and
resistive tests
c. System High Potential Tests
d. Transformer Oil Tests
e. Ground Resistance Test
8.2.4 Special Systems Start-up Tests
Code authorities require special system inspections
be performed by the Electrical Engineer of Record
NEBB BSC Procedural Standards
prior to energizing a systems. Each code authority
may require special system inspections on differ-
ent pieces of electrical equipment. The CA firm is
required to document these startup tests. Normally
special systems inspections are required for:
a. Conductors from Utility Transformer to
entrance section
b. Entrance section and main switch gear
c. Generators and transfer switches
8.2.5 Functional Performance Tests (FPT)
Functional Performance Tests are designed by the
CA and performed by the Commissioning Team. The
CA observes and facilitates the FPT.
Examples of these tests may include:
a. Emergency power system test
b. Witness 3rd party infrared scan of equipment
and bolted connections
c. Witness load balance of panels
d. Verify power quality test
8.3. Post Occupancy Phase
Commissioning
8.3.1. Post-Occupancy Systems Tests
The CA is required to conduct a site inspection with-
in one calendar year for the Post-Occupancy Phase
commissioning. The CA is required to perform Per-
formance Verification testing and review with the
facility staff on the performance of the systems. The
CA must evaluate if the systems are performing to
the end users expectations. During the Post-Occu-
pancy Phase the following apply if specified in the
contract:
a. Deferred testing - any test unable to be
performed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
commissioned and tested systems to verify
Section 8. Commissioning of Electrical Systems 31

performance after occupant has used the

facility for a specific amount of time.

The CA is also required to document and report on

the performance verification tests, the final results
and any issues found.
32
Section 9.
COMMISSIONING OF SPECIAL
ELECTRICAL SYSTEMS
INTRODUCTION
Section 9 describes the requirements for commis-
sioning a projects Special Electrical Systems. While
Section 5 details the elements of the Technical Com-
missioning Process in global terms, this section de-
tails the baseline requirements for a NEBB Certified
Electrical System Commissioning project. The actual
scope of work may differ from these requirements. A
NEBB Certified Report includes:
a. The contracted scope of work is required to be
clearly defined on the certification page of the
report
b. If the scope of work differs from the NEBB
Procedural Standards it is clearly delineated
on the certification page of the report. All con-
tracted work must meet the requirements of
these Procedural Standards to be a NEBB Cer-
tified Report. (See Section 2)
9.1. Design Phase Commissioning
The design phase for commissioning of Special Elec-
trical Systems follows the same process as described
in section 5 of this standard. The following specif-
ic procedures are specifically for Special Electrical
Systems:
9.1.1. OPR Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CA. The
NEBB CA documents the creation of the OPR. The
OPR outlines the Owners expectations for the elec-
trical requirements of the project. The OPR should
include the following relating to the special electrical
systems use and function:
NEBB BSC Procedural Standards
a.
b.
Use and space requirements
Anticipated occupancy
c. Electrical construction budget
d. Electrical codes or standards to be utilized
e. Special systems or equipment requirements
that may affect electrical calculations and
loads
f. Specific material or equipment requirements
g. Energy efficiency expectations
h. Lighting systems and components
i. Sustainability requirements
j. Electrical testing requirements
k. Measurement and verification strategies
l. Ongoing commissioning and building rating
requirements
m. Levels of redundancy
n. Electrical automation and controls
sophistication
o. Vibration, sound and/or seismic requirements
p. Operation and maintenance criteria
q. Owners expectations for operator and
occupant training
r. Requirements for future facility adaptation
and expansion
s. Owners expectations of the design team and
their produced documents
t. Owners expectations of the construction
team and their document requirements
u. Owners expectations of the Commissioning
Authority and their document requirements
9.2. Construction Phase
Commissioning
9.2.1. Pre-Functional Tests (PFT)
There are several types of Special Electrical Systems
PFT performed during the Construction Phase in-
cluding verification tests, static tests, and system
startup tests.
9.2.2. Special Electrical Systems
Equipment and Controls Installation
Verification Tests
The contractor must verify all work is installed in
accordance with the contract documents and/or
Section 9. Commissioning of Special Electrical Systems
the manufacturers recommendations. The CA pro-
vides the associated check sheets verifying success-
ful completion. The contractor must document all
equipment is installed in the correct location and op-
erates in accordance with the contract documents.
The CA must provide the installation verification
check sheets if not available from the manufacturers.
The CA or his staff verifies the Installation Verifica-
tion check sheets completed by the contractor by
checking them through site observations. Comple-
tion of all installation verification tests signifies those
systems are ready for startup activities.
Examples of these tests include:
a. All conductor and raceway installations
b. All Special Electrical Systems equipment
installation
c. All Special Electrical Systems Control equip-
ment and component installation
Installation Verification tests may include but are not
limited to:
a. Material or Equipment Name or description
b. Model Number
c. Type and Size
d. Serial Number (If applicable)
e. Installation and location to design
requirements verification
f. Maintenance access verification
g. Installation complete
9.2.3. Static Tests
The contractor must perform resistance and torque
tests as described in the Contract Documents. All tests
must be verified and documented by contractor or
code Authority Having Jurisdiction as required by the
Contract Documents or as dictated by the local codes.
The CA Firm is required to witness the first static test
for each system. Completed static test sheets are then
provided to the CA. Examples of these tests include:
a. Conductor polarity tests
b. Supervised wiring resistance measurement
for Fire Alarm systems
33
9.2.4. Special Systems Inspections
Some Code authorities require special system in-
spections be performed by the Special Systems In-
spector and may also require the Engineer of Record
stamp the special systems inspection report prior to
accepting the system. Each code authority may re-
quire special system inspections on different pieces
of Special Electrical Systems equipment.
9.2.5. Special Electrical Systems
Equipment Startup Tests
The contractor, vendor or testing agency with con-
tractual obligation to provide startup services, start
up the systems and equipment in accordance with
the Contract Documents and the manufacturers re-
quirements must complete the Startup sheets. Com-
pleted startup check sheets are then provided to
the CA. The CA firm is required to document these
startup tests. Startup tests may include but are not
limited to:
a. Manufacturers Name
b. Model Number
c. Type and Size
d. Serial Number
e. Actual Settings or Adjustments
f. Actual Special Electrical Systems
Characteristics
g. Operating data as required by the manufacturer
9.2.6. Special Electrical Systems Specific
Startup Tests
The CA performs a 100% point-to-point system test
as verification of the special electrical system oper-
ational status with no sampling strategies allowed.
The control point-to-point test verifies the system
operation from the system main communication de-
vice clear to the end device. The control tests may
include but not limited to:
a. Fire Alarm
1. Point-to-point test of all connected
devices
2. Response testing of all zone and device
alarms
34
3. Response testing of all horns, speakers,
phones, strobes and alarm devices
4. Smoke control system testing
b. Security Systems
1. Point-to-point test of all connected
devices
2. Response testing of all input and control
devices
3. Response testing of all alarms
c. CCTV Systems
1. Point-to-point test of all connected
devices
2. Response testing of all zone and device
alarms
3. Response testing of all cameras, camera
controls and recorders
d. Telephone Systems
1. Point-to-point test of all connected
devices
2. Response testing of all phone sets and
consoles
3. Response testing of all connected lines
e. Paging and Intercom Systems
1. Point-to-point test of all connected
devices
2. Response testing of all speakers and
consoles
f. Music and White Noise Systems
1. Point-to-point test of all connected
speakers and devices
2. Response testing of all zones
g. Nurses Call Systems
1. Point-to-point test of all connected
devices
2. Response testing of all call devices
3. Response testing of all consoles
h. Network Data Systems
1. Wire continuity testing to verify jacks
are connected and active
2. Signal Strength Testing
Start Up check sheets and forms typically include:
a. Product Manufacturer
b. Component identification
c. Verification of component communication
NEBB BSC Procedural Standards
d. Verification of action and polarity
e. Verification of status indication
f. Verify functionality described above
9.2.7. Functional Performance Tests (FPT)
Functional Performance Tests are designed by the
CA and performed by the Commissioning Team. The
CA or his staff observe and facilitate the FPT for all
systems having operating sequences. The CA pro-
vides final approval for Functional Performance Test
results. The FPT tests include:
a. System description
b. Specific function being tested
c. Functional test design
d. Description of testing procedure
e. Description of test duration
f. Description of test report documentation
requirements
g. Description of test pass/fail criteria
Special Electrical Systems Functional Performance
Tests typically include:
a. Fire Alarm
1. All points report without any alarms or
trouble indicated on supervised cables
b. Security Systems
1. Reports indicating specified tracking
activity
c. CCTV Systems
1. Observe functionality of alarms and
indicators
2. Observe functionality of alarm reports
3. Observe functionality of archive functions
d. Telephone Systems
1. Observe functionality of reports
e. Paging and Intercom Systems
1. No Functional test requirements
f. Music and White Noise Systems
1. No Functional test requirements
g. Nurses Call Systems
1. No Functional test requirements
h. Network Data Systems
1. No Functional test requirements
Section 9. Commissioning of Special Electrical Systems 35

9.3. Post Occupancy Phase

Commissioning
9.3.1. Post-Occupancy Systems Tests
The CA is required to conduct a site inspection with-
in one calendar year for the Post-Occupancy Phase
commissioning. The CA is required to perform Per-
formance Verification testing and review with the
facility staff on the performance of the systems. The
CA must evaluate if the systems are performing to
the end users expectations.

During the Post-Occupancy phase the following ap-

ply if specified in the contract:

a. Deferred testing - any test unable to be per-

formed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
commissioned and tested systems to verify
performance after occupant has used the
facility for a specific amount of time

The CA is required to document and report on the

performance verification tests, the final results and
any issues found.
36
Section 10.
COMMISSIONING OF
PLUMBING SYSTEMS
INTRODUCTION
The purpose of Section 10 is to describe the require-
ments for commissioning a projects Plumbing Sys-
tems. While Section 5 details the elements of the
Technical Commissioning Process in global terms,
this section details the baseline requirements for a
NEBB Certified Special Electrical System Commis-
sioning project. The actual scope of work may differ
from these requirements. A NEBB Certified Report
includes:
a. The actual contracted scope of work is re-
quired to be clearly defined on the certification
page of the report as specified in the contract
documents or as agreed to between the Own-
er/Buyer and the NEBB BSC Certified Firm.
b. If the scope of work differs from the NEBB Pro-
cedural Standards it is clearly delineated on
the certification page of the report, otherwise
all contracted work must be adhered to for a
NEBB Certified Report. (See Section 2)
10.1. Design Phase Commissioning
10.1.1. OPR Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CA. The
NEBB CA documents the creation of the OPR.
The OPR outlines the Owners expectations for the
Plumbing requirements of the project. The OPR
should include the following relating to the Plumbing
systems use and function:
a. Use and space requirements
b. Anticipated occupancy
c. Plumbing construction budget
NEBB BSC Procedural Standards
d. Plumbing codes or standards to be utilized
e. Special systems or equipment requirements
affecting plumbing calculations and loads
f. Specific material or equipment requirements
g. Energy and water efficiency expectations
h. Sustainability requirements
i. Measurement and verification strategies
j. Ongoing commissioning and building rating
requirements
k. Levels of redundancy
l. Building automation/controls sophistication
m. Vibration, sound and/or seismic requirements
n. Operation and maintenance criteria
o. Owners expectations for operator and
occupant training
p. Requirements for future facility adaptation
and expansion
q. Owners expectations of the design team and
their produced documents
r. Owners expectations of the construction
team and their document requirements
s. Owners expectations of the Commissioning
Authority and their document requirements
10.2. Construction Phase
Commissioning
The Commissioning Team verifies the equipment
and systems are installed, in accordance with the de-
sign during the Construction Phase. The CA verifies
the equipment is operable, maintainable and ready
for functional testing. Once this is complete, the
Commissioning Team works to verify the function-
ality of all systems, equipment, systems and compo-
nents. The Commissioning Team verifies all systems
are functioning in a manner conforming to the OPR.
The Commissioning Team also coordinates the level
of Owners Personnel Training.
The Owner must update the OPR and the design
professionals must update the BOD during Con-
struction Phase to incorporate any approved plumb-
ing changes incorporated into the final construction.
The CA updates the Technical Commissioning Plan
to include any changes in the Commissioning Team
members, their responsibilities, contact information,
Section 10. Commissioning of Plumbing Systems
procedures, schedules or changes to the commis-
sioning requirements because of any changes occur-
ring during the Construction Phase.
10.2.1. Pre-Functional Tests (PFT)
Plumbing PFTs are performed during the Construc-
tion Phase including installation verification tests,
static tests, and equipment startup tests.
10.2.2. Plumbing And Controls Installation
Verification Tests
The contractor verifies all work is installed in ac-
cordance with the contract documents and/or the
manufacturers recommendations and provide the
proper associated check sheets showing this verifi-
cation. The contractor must document all equipment
is installed in the correct location and is operating
in accordance with the contract documents. The CA
should create and provide the installation verification
check sheets if not available from the manufactur-
ers. The CA or his staff validates the Installation Ver-
ification check sheets completed by the contractor
by checking them through site observations. Proper
completion of all installation verification tests signi-
fies those systems are ready for startup activities.
Examples of these tests include:
a. All piping systems, and component
installations
b. All Plumbing equipment and fixture installation
c. All Plumbing Control equipment and
component installation
10.2.3. Static Tests
The contractor must perform hydrostatic and pres-
sure tests as described in the Contract Documents.
All hydrostatic and pressure tests must be verified
by contractor or code Authority Having Jurisdiction
code as required by the Contract Documents or as
dictated by the local codes. The CA Firm is required
to witness the first static test for each system. Com-
pleted static test sheets are then provided to the CA.
Examples of these tests include:
37
a. Hydrostatic testing of all piping systems to the
appropriate test pressure and duration
b. Slope verification tests
10.2.4. Plumbing Equipment Startup Tests
The contractor or vendor, who has contractual obli-
gation to provide startup services, starts up the sys-
tems and equipment in accordance with the Contract
Documents and the manufacturers requirements.
Completed startup check sheets are then provided to
the CA. The CA firm is required to document these
startup tests. The minimum startup tests include:
a. Manufacturers name
b. Model number
c. Type and size
d. Serial number
e. Actual settings or adjustments
f. Actual electrical characteristics
g. Actual load
h. Operating data as required by the manufacturer
10.2.5. Functional Performance Tests
There are several types of Plumbing FPT recom-
mended to be performed during the Construction
Phase:
a. Chlorination system verification
b. Mixing valve set up
c. Domestic HW Recovery GPH testing
The CA verifies all potable water system have been
cleaned, chlorinated and flushed in accordance with
the specifications and local code requirements. This
verification includes witnessing FPT tests. The CA
includes copies of all Chlorination test results in the
final commissioning report.
10.3. Post Occupancy Phase
Commissioning
The CA is required to conduct a site inspection with-
in one calendar year for the Post-Occupancy Phase
commissioning. The CA is required to perform Per-
formance Verification testing and review with the
38 NEBB BSC Procedural Standards

facility staff on the performance of the systems. The

CA must evaluate if the systems are performing to
the end users expectations. During the Post-Occu-
pancy Phase the following apply if specified in the
contract:

a. Deferred Testing - any test unable to be per-

formed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
commissioned and tested systems to verify
performance after occupant has used the
facility for a specific amount of time

The CA is required to document and report on the

performance verification tests, the final results and
any issues found.
Section 11. Commissioning of Fire Protection Systems
Section 11.
COMMISSIONING OF FIRE
PROTECTION SYSTEMS
INTRODUCTION
The purpose of Section 11 is to describe the require-
ments for commissioning a projects Fire Protection
Systems. While Section 5 details the elements of the
Technical Commissioning Process in global terms,
this section details the baseline requirements for a
NEBB Certified Fire Protection System Commission-
ing project. The actual scope of work may differ from
these requirements. A NEBB Certified Report must
include:
a. The actual contracted scope of work is re-
quired to be clearly defined on the certifi-
cation page of the report as specified in the
contract documents or as agreed to between
the Owner/Buyer and the NEBB BSC Certi-
fied Firm.
b. If the scope of work differs from the NEBB Pro-
cedural Standards it is clearly delineated on
the certification page of the report, otherwise
all contracted work must be adhered to for a
NEBB Certified Report.
11.1. Design Phase Commissioning
11.1.1. OPR Definition and Development
The Owner produces the Owners Project Require-
ments (OPR) to facilitate the design and delivery of
the project, with assistance from the NEBB CP. The
NEBB CP documents the creation of the OPR. The
OPR outlines the expectations the Owner has for the
fire protection requirements of the project. The OPR
includes these items related to the fire protection
system use and function:
a. Use and space requirements
b. Anticipated occupancy types by area
c. Fire protection construction budget
39
d. Fire protection codes and design standards to
be utilized
e. Special systems or equipment requirements
affecting fire protection calculations and loads
f. Specific material or equipment requirements
g. Energy and water efficiency expectations
h. Levels of redundancy
i. Vibration, sound and/or seismic requirements
j. Operation and maintenance criteria
k. Owners expectations for operator and
occupant training
l. Requirements for future facility adaptation
and expansion
m. Owners expectations of the design team and
their produced documents
n. Owners expectations of the construction
team and their document requirements
o. Owners expectations of the NEBB CP and
their document requirements
11.2. Construction Phase
Commissioning
11.2.1. Pre-Functional Tests (PFT)
There are several types of fire protection PFTs per-
formed during the Construction Phase including
installation verification tests, static tests and equip-
ment startup tests.
11.2.2. Fire Protection And Controls
Installation Verification Tests
The contractor verifies all work is installed in accor-
dance with the contract documents and/or the man-
ufacturers recommendations. The CA provides the
associated check sheets verifying successful com-
pletion. The contractor must document all equip-
ment is installed in the correct location and operates
in accordance with the contract documents. The
CA must provide the installation verification check
sheets if not available from the manufacturers. The
CA or his staff verifies the Installation Verification
check sheets completed by the contractor by check-
ing them through site observations. Proper comple-
tion of all installation verification tests signifies those
40
systems are ready for startup activities. Examples of
these tests include:
a. Fire alarm device installation
b. Water-based sprinkler system installation
c. Standpipe and hose system installation
d. Water spray fixed system installation
e. Foam water system installation
f. Water mist system installation
g. Wet chemical system installation
h. Dry chemical system installation
i. Inert gas system installation
j. Low expansion foam system installation
k. Private fire service main installation
l. Private hydrant installation
m. Water tank installation
n. Stationary pump for fire protection installation
o. Smoke-control system installation
p. Emergency power system installation
Installation verification tests include:
a. Material or equipment name or description
b. Model number
c. Type and size
d. Serial number (if applicable)
e. Installation and location to design
requirements
f. Maintenance/service access
g. Installation complete
11.2.3. Static Tests
The contractor must perform hydrostatic and pres-
sure tests as described in the project specifications
or contract documents. All hydrostatic and pressure
tests are to be verified by the responsible contractor
or code authority as required by the project speci-
fications, contract documents, or as dictated by
local code. The CA Firm is required to witness the
first static test for each system. Completed static
test sheets are then provided to the CA. Examples of
these tests include:
a. Hydrostatic testing of all piping/sprinkler
systems to the appropriate test pressure and
duration
NEBB BSC Procedural Standards
b. Slope verification tests
11.2.4. Fire Protection Equipment
Startup Tests
The contractor or vendor, who has contractual obli-
gation to provide startup services, starts up the sys-
tems and equipment in accordance with the project
specifications or contract documents, and the man-
ufacturers requirements. The completed startup
check sheets are provided to the CA. The CA firm
is required to document these startup tests. Startup
test includes this data:
a. Manufacturer name
b. Model number
c. Type and size
d. Serial number
e. Actual settings or adjustments
f. Actual electrical characteristics
g. Actual load
h. Operating data as required by the manufacturer
Startup tests include this equipment:
a. Fire pumps
b. Antifreeze concentration tests
c. Air compressors
d. Riser components and systems
e. Storage heating systems
11.2.5. Control And Integrated System
Startup Tests
The NEBB CP or responsible contractor provides a
100% point-to-point control system test as verifi-
cation of the control system operational status, with
no sampling strategies allowed. The control Point-to-
point test verifies the system operation from the sys-
tem graphic to the end sensor or control device. The
100% point-to-point control tests include:
a. Controller manufacturer
b. Controller or system identification
c. Verification of controller communication
d. Pin address
e. Point ID and name
f. Point type
Section 11. Commissioning of Fire Protection Systems
g. Connected device description
h. Verification of action and polarity
i. Verification of status indication
j. Actual sensor reading, system reading and
offset
Control startup tests includes:
a. Fire pump automatic controls
b. Fire alarm interlock systems
c. Air compressor automatic controls
d. Riser component system controls
e. Storage heating system controls
11.2.6. System Chemical Treatment
Verification
The NEBB CP verifies the piping has been cleaned
and treated with chemicals in accordance with the
specifications and local code requirements. This ver-
ification includes witnessing of chemical tests per-
formed by the responsible contractor. The NEBB CP
includes copies of all chemical test results in the final
commissioning report.
11.2.7. Functional Performance
Tests (FPT)
Functional performance tests are designed by the CA
and carried out by the responsible contractor, with
assistance from the CA. The CA conducts and facil-
itates the FPTs for all systems having operating se-
quences. The CA provides final approval of function-
al performance test results. FPTs are performed for
all sequences, with no sampling strategies allowed,
except for application specific, factory programmed
devices that cannot be modified in the field. The
functional performance tests include:
a. System description
b. Specific function being tested
c. Functional test design
d. Description of data points tested
e. Description of test duration and test interval
times
f. Description of test set points and set point
changes
g. Description of test report documentation
requirements
41
h. Description of test pass/fail criteria
Functional performance tests include:
a. Fire pump control sequence, including
emergency power
b. Fire alarm interlocked systems, including
emergency power
c. Typical manual pull station, by device
d. Typical elevator recall smoke detector, by
device and by floor
e. Elevator machine room smoke detector
f. Typical smoke detector, by device
g. Typical wet sprinkler system flow control valve
assembly flow switch, by floor
h. Typical wet sprinkler system flow control valve
assembly tamper switch, by floor
i. Typical pre-action sprinkler system flow
control valve assembly flow switch, by floor
j. Typical pre-action sprinkler system flow
control valve assembly tamper switch, by
floor
k. Kitchen/cafeteria wet chemical system
l. Typical duct smoke detector, by device and by
floor
11.3. Post Occupancy Phase
Commissioning
The CA is required to conduct a site inspection with-
in one calendar year for the Post-Occupancy Phase
commissioning. The CA is required to perform Per-
formance Verification testing and review with the
facility staff on the performance of the systems. The
CA must evaluate if the systems are performing to
the end users expectations.
During the Post-Occupancy Phase the following ap-
ply if specified in the contract:
a. Deferred testing - any test unable to be per-
formed during the Construction Phase
b. Opposite season testing - any test requiring
testing during specific seasonal conditions
c. Post-occupancy performance verification
testing - would be the review of all the
42 NEBB BSC Procedural Standards

commissioned and tested systems to verify

performance after occupant has used the
facility for a specific amount of time

The CA is also required to document and report on

the performance verification tests, the final results
and any issues found.
Appendices
Appendices
Appendix A - Acronyms
AHJ Authority Having Jurisdiction
AHU Air Handling Unit
ANSI American National Standards Institute
BET Building Envelope Testing Certification
BOD Basis of Design
BSC Building Systems Commissioning
CA Commissioning Authority
CCTV Closed Circuit Television
CD Contract Documents
CM/GC Construction Manager/General Contractor
CO Carbon monoxide
CO2 Carbon dioxide
CP Certified Professional
CPT Cleanroom Performance Test Certification
CW Chilled Water
Cx Commissioning
Cx-NC Commissioning New Construction
DD Design Development
DDC Direct Digital Control
DPC Design Phase Commissioning
FHT Fume Hood Testing Certification
43
FPT Functional Performance Test
GPH Gallons per Hour
HVAC Heating, Ventilation, Air Conditioning
HW Hot Water
ID Identification
IEQ Indoor Environment Quality
IP Inch-Pounds measurement system
LAN Local Area Network
NEBB National Environmental Balancing Bureau
O&M Operating and Maintenance Manual
OPR Owners Project Requirements
OSA Outside Air
PFT Pre-Functional Test
PVT Performance Verification Testing
RCx Retro Commissioning
S Sound Testing Certification
SD Schematic Design
SI International System of measurement
SO Site Observation
SOP Standard Operating Procedure
SOW Scope of Work
TAB Testing, Adjusting and Balancing
V Vibration Testing Certification
44
Appendix B - Definitions
Acceptance Criteria:
a. The value, or range of values, compared to the
measured value that determines if the test re-
sults pass or fail.
b. A test made upon completion of fabrication,
receipt, installation or modification of a com-
ponent unit or system to verify it meets the
requirements specified.
Acceptance Phase Commissioning: Commissioning
tasks executed after the construction has been com-
pleted, all Site Observations and Static Tests have
been completed and all Pre- Functional Testing has
been completed and accepted. The main commis-
sioning activities performed during this phase are
verification that the installed systems are function-
al as verified by conducting Functional Performance
tests and Owner Training.
Accuracy: The capability of an instrument to indicate
the true value of a measured quantity.
Activities: The individual steps or action items nec-
essary to complete a course of action in the NEBB Cx
program.
Basis of Design (BOD): The Engineers Basis of De-
sign is comprised of two components: the Design
Criteria, and the Design Narrative. These documents
record the concepts, calculations, decisions, and
product selections used to meet the Owners Project
Requirements (OPR) and to satisfy applicable regu-
latory requirements, standards, and guidelines.
Building Envelope: The boundary or barrier separat-
ing the interior volume of a building from the outside
environment.
Calibrate (Calibration): The act of comparing an
instrument of unknown accuracy with a standard of
known accuracy to detect, correlate, report, or cor-
rect by adjustment unacceptable variation in the ac-
curacy of the tested instrument.
NEBB BSC Procedural Standards
Certificate of Compliance (Conformance): A writ-
ten statement, signed by a qualified party, attesting
the items or services are in accordance with spec-
ified requirements, and accompanied by additional
information to substantiate the statement.
Certification: The process of validation required to
obtain a Certificate of Compliance.
Checklist: List of data or inspections verified to en-
sure proper system or component installation, oper-
ation and function.
Closed Circuit Television (CCTV): Used for security
surveillance and alarm detections as part of a special
electrical security system.
Commissionability: A design component or con-
struction process with the necessary elements to
allow a system or component to be effectively mea-
sured, tested, operated and commissioned.
Commissioning Authority (CA): The NEBB BSC Cer-
tified Professional (NEBB BSC CP) who administers
the Cx process by managing the Cx team. The CA
is responsible, in the standard, to identify the NEBB
BSC or RCx CP, members of his staff, or appointed
members of the commissioning team.
Commissioning Report: The final document that
presents the commissioning results for the project,
including reports, an executive summary, Technical
Commissioning Plan, issue log, correspondence, and
all appropriate check sheets and test forms.
Commissioning Team: Team members whose coor-
dinated activities are responsible for implementing
the Technical Commissioning Process.
Continuous Technical Commissioning Process: A
continuation of the Technical Commissioning Pro-
cess well into the Occupancy and Post Occupancy
Phase. This process verifies that a project contin-
ues to meet current and evolving Owners Project
Requirements. Continuous Technical Commission-
Appendices
ing Process activities are ongoing for the life of the
facility.
Construction Documents: Construction docu-
ments usually include the project manual (specifi-
cations), plans (drawings), and general terms and
conditions of the contract. These documents vary
from project to project, as the owner needs change
and as various State, Federal, or International regu-
lations dictate.
Construction Phase Commissioning (CPC): All com-
missioning efforts executed during the construction
process after the design phase and prior to the Post
Occupancy Phase Commissioning.
Contract Document Evaluation: A NEBB Certified
Firm evaluation of the contract plans and specifica-
tions is limited to determining the scope of responsi-
bilities and reporting.
Contract Document Review: A NEBB Certified TAB
Firm review of the contract plans and specifications
is limited to determining the proper placement of
balancing devices. A NEBB Certified TAB Firm is not
responsible for the review of equipment sizing, de-
sign load calculations or any other engineering func-
tion that is properly the responsibility of the design
professional.
Contract Documents (CD): Contract documents
include design and construction contracts, finan-
cial and scope of work agreements, all plans and
specifications.
Control Loop Response Time: The time required for
a controlled point to respond to a setpoint change.
Control Loop Stability: The ability of a controlled
point to maintain its setpoint within defined limits.
Control Loop Tuning: The capability to adjust re-
sponse time of a PID controlled point to meet the
sequence of operation requirement.
45
Coordination Drawings: Drawings showing the
work of all trades used to illustrate that equipment
can be installed in the space allocated without com-
promising equipment function or access for mainte-
nance and replacement. These drawings graphically
illustrate equipment dimensions and manufacturers
recommended maintenance clearances.
Corrective Action: Repairing, replacing, re-building,
calibrating or adjusting of equipment or systems.
Data Logger: A test instrument used to record spe-
cific readings over time. Normally a battery operated
instrument with multiple channels for more than one
reading.
Deferred Maintenance: Maintenance procedures
not done due to costs, lack of manpower or proper
maintenance.
Deferred System Test: Tests that cannot be com-
pleted at the end of the Construction Phase due to
ambient conditions, schedule issues or other condi-
tions preventing testing.
Deficiency: Any installation, measurement, or find-
ing outside the tolerances allowed by NEBB Proce-
dural Standards or project specifications.
Design Criteria: A listing of the projects design re-
quirements, including the source of the design re-
quirements. These are used during the design phase
review to show the design element meets the OPR.
Design Development (DD): Design Development
takes the Schematic Design (SD) phase and turns
these conceptual plans into one-line duct and pip-
ing drawings with identifiable zones. Specifications
would be in outline form with typical details shown.
DD includes preliminary equipment schedules.
Design Intent: Documents providing a written, de-
tailed record of ideas, concepts and criteria defined
as important by the owner. The overall term includes
the OPR and the BOD.
46
Design Phase Commissioning (DPC): All commis-
sioning tasks executed during the project Design Phase.
Design Professional: The design professional, archi-
tect or engineer of record of the project.
Discovery Phase: The portion of the Cx phase where
drawing and specification review, document review
and site investigation occur. This phase typically de-
fines the significant issues causing comfort and main-
tenance problems as well as excessive energy use.
Environmental Systems: Systems using a combina-
tion of mechanical equipment, airflow, water flow
and electrical energy to provide heating, ventilating,
air conditioning, humidification, and dehumidifica-
tion for the purpose of human comfort or process
control of temperature and humidity.
Executive Summary: A section of the Commission-
ing Report that reviews the general outcome of the
project. It includes any unresolved issues, recom-
mendations for the resolution of unresolved issues,
and all deferred testing requirements.
Fenestration: Any opening in a building structure
such as windows, skylights, window walls, doors,
louvers, and access panels.
Functional Performance Test (FPT): Verification of
the appropriate sequential performance of automat-
ed systems and stability of these sequences under
normal, upset and transitional conditions.
Functionality: A design component or construction
process allowing a system or component to operate
or be constructed in a manner producing the required
outcome of the OPR.
Graphic Verification Tests: Tests intended to prove
the graphic diagrams on the DDC screen are factual
and represent the actual arrangement and operation
of a system or component in the field.
Greywater: Untreated wastewater that has no come
into contact with toilet waste, kitchen sink waste,
NEBB BSC Procedural Standards
dishwasher waste or similarly contaminated sourc-
es. Grey water includes wastewater from bathtubs,
showers, lavatories, clothes washer and laundry tubs.
(Also known as: grey water, graywater, or greywater.)
Harmonics: A sinusoidal component that is a whole
number multiple of the fundamental frequency.
Implementation Phase: The portion of the project
where courses of corrective actions are made to var-
ious HVAC, electrical or building envelope compo-
nents of the project. Control sequences or Test and
Balance adjustments are completed during this por-
tion of the project.
Indoor Environmental Quality (IEQ): The relative
quality of the indoor air environment and normally
includes temperature, humidity, levels of CO2 and
amounts of particulates such as dust, ozone, formal-
dehyde, volatile organic compounds (VOC) and oth-
er trace elements. IEQ can also relate to biological
contamination such as mold or Legionella bacteria
and quality of the space for sound & vibration, views,
and daylighting.
Industry Accepted Best Practice: A design compo-
nent or construction procedure that has achieved
industry consensus for quality performance and
functionality. Refer to NEBB Design Phase Commis-
sioning Handbook for examples.
Informative Appendices: The informative appendi-
ces to NEBB Procedural Standards and informative
notes located within the Procedural Standards con-
tain additional information and are not mandatory or
part of the Procedural Standards.
Infrared Imaging System: An instrument that con-
verts the spatial variations in infrared radiance from
a surface into a two-dimensional image of that sur-
face, in which variations in radiance are displayed as
a range of colors or tones.
Infrared Thermography: The process of generat-
ing thermal images that represent temperature and
emittance variations over the surfaces of objects.
Appendices
Installation Verification: Observations or inspec-
tions that confirm the system or component has
been installed in accordance with the contract docu-
ments and to industry accepted best practices.
Issues/Deficiency Log: A formal, ongoing record of
problems or concerns and their resolution raised
by members of NEBB Technical Commissioning or
Retro-Commissioning Teams during the course of
the their activity.
Maintainability: A design component or construc-
tion layout that provides clearance for equipment or
components to be effectively maintained. This in-
cludes adequate room for access to adjust and repair
the equipment.
Maintenance Management Work Order: Work or-
der for building repairs or troubleshooting created
from the owners maintenance management system
or procedures.
May: Indicates a course of action permissible as de-
termined by the NEBB Certified Firm.
NEBB BET Certified Firm: A firm that has met and
maintains all the requirements of the National Envi-
ronmental Balancing Bureau for firm certification in
Building Enclosure Testing and is currently certified
by NEBB. A NEBB BET Certified Firm shall employ
at least one NEBB BET Certified Professional in a full
time management position.
NEBB BET Certified Professional: A full time em-
ployee of the firm in a management position who has
successfully passed the professional level written
and practical qualification examinations and main-
tains the professional re-qualification requirements
of NEBB BET Certification.
NEBB BSC Certified Firm: A firm that has met and
maintains all the requirements of the National Envi-
ronmental Balancing Bureau for firm certification in
Technical Building Systems Commissioning and is
currently certified by NEBB. A NEBB BSC Certified
47
Firm must employ at least one NEBB BSC Certified
Professional in a full time management position.
NEBB BSC Certified Professional: A full time em-
ployee of the firm in a management position who
has successfully passed the Certified Profession-
al level examinations and other requirements, and
maintains the Certified Professional re-qualification
requirements of NEBB BSC Certification.
NEBB Certified BET Report: The data presented in
a NEBB Certified BET Report accurately represents
system measurements obtained in accordance with
the current edition of the NEBB Procedural Standards
for Building Enclosure Testing. A NEBB Certified BET
Report does not necessarily guarantee that systems
measured conform to the design requirements or
stated guidelines. The report is an accurate repre-
sentation of the measured results only.
NEBB Certified BSC Report: The final report of the
project Technical Commissioning Process. The com-
missioning report includes all testing data results,
issue logs, observations and other pertinent data to
the Technical Commissioning Process. NEBB Certi-
fication indicates that the Technical Commissioning
Process and the report have been completed and
compiled in accordance with the current edition of
the NEBB Procedural Standards for Whole Building Sys-
tems Technical Commissioning.
Normative Appendices: The normative appendices
to NEBB Procedural Standards are considered to be
integral parts of the mandatory requirements of the
Procedural Standards, which, for reasons of conve-
nience, are placed apart from all other normative
elements.
Owners Project Requirements (OPR): A written
document that details the project requirements and
the expectations of how it will be used and operat-
ed. These include project goals, measurable perfor-
mance criteria, cost considerations, benchmarks,
success criteria, and supporting information.
48
Performance Verification:
a. Verifying a facilities comfort level, energy us-
age or water usage performance as compared
to a previous set of readings or verifications.
b. Activities performed during the Post Oc-
cupancy Phase of a NEBB Commissioning
project.
Phase: A group of activities that outline the cours-
es of action necessary to complete that group of
activities.
Process: A quality focused approach of clearly de-
fined procedures for enhancing the delivery of a
project. The approach focuses upon verifying and
documenting that the facility and all of its systems,
components, and assemblies are planned, designed,
installed, tested, can be operated and maintained to
meet the Owners Project Requirements or Current
Facility Requirements.
Point-to-Point Verification: This activity confirms a
specific point device is paired and connected to the
proper controller, that sensors are properly calibrated,
actuators are ranged correctly and that graphic points
are connected to the correct end device.
Post Occupancy Phase: During this phase the NEBB
CP will revisit the project and perform performance
verification. This could include trend review, staff in-
terviews, and functional testing.
Potable Water: Water that is satisfactory for drink-
ing, culinary, and domestic purposes and that meets
the requirements of the Health Authority Having
Jurisdiction.
Pre-Design Phase Commissioning: Commissioning
tasks performed prior to the start of design activities
that include project programming and the develop-
ment of the commissioning activities for the project.
Pre-Functional Test (PFT): There are several types
of HVAC PFTs that are performed during the con-
struction phase prior to Functional Performance
NEBB BSC Procedural Standards
Testing. These include installation verification tests,
static tests, and equipment startup tests.
Procedure: A defined approach that outlines the
execution of a sequence of work or operations. Pro-
cedures are used to produce repeatable and defined
results.
Rainwater: Natural precipitation not contaminated
by use.
Range: The upper and lower limits of an instruments
ability to measure values for which the instrument is
calibrated.
Reclaimed (recycled) water: Non-potable water
provided by a water/wastewater utility that, as a re-
sult of tertiary treatment of domestic wastewater,
meets requirements of the public health Authority
Having Jurisdiction for its reclaimed (recycled) wa-
ter shall be approved by the public health Authority
Having Jurisdiction.
Resolution:
a. The smallest change in a measured variable
that an instrument can detect.
b. The implementation of actions that correct a
tested or observed deficiency.
Schematic Design (SD): A conceptual image of the
project engineering requirements. Load calculations,
preliminary system selection, and flow sheets are de-
veloped in this phase of the project. This phase typi-
cally represents the project at approximately 35% of
the design effort.
Shall: Indicates mandatory requirements to be fol-
lowed in order for the project to become a NEBB cer-
tified project. Work must conform to these standards
and procedures and no deviation is permitted.
Note: In the event unique circumstances prevent a
required action from being fulfilled, a notation shall
be included in the report explaining the reason the
requirement was not completed. For example, such
notation could be: Not Available, Not Applicable, or
Appendices
Not Accessible. The simple notation N/A without
definition is not allowed.
Should: Indicate a certain course of action is pre-
ferred but not necessarily required.
Site Observation Report: A report of periodic site
inspections and observations made by the CP. Ob-
servation reports are intended to identify installation
issues/deficiencies requiring correction or analysis.
Special System Inspections: Inspections required
by a local code Authority Having Jurisdiction prior to
occupancy and are not normally a part of the Techni-
cal Commissioning Process.
Standard: A required qualification, action, or result.
Standard Operating Procedure (SOP):
a. An internal policy prepared by the Certified
Firm or prepared by the Owner. Procedures
are written to provide guidance, direction, and
step-by-step details relating to issues such as
safety, testing protocols, acceptance criteria,
etc. Use NEBB Certified Firm SOP in absence
of SOP prepared by the Owner.
b. Established procedure to be followed in carry-
ing out a given operation or in a given situation.
Start Up Test: Test that validates the component or
system is ready for automatic operation in accor-
dance with manufacturer requirements.
Static Test: Test or inspection that validates a spec-
ified static condition such as pressure testing. Static
tests may be specification or code initiated.
Systems Manual: A system-focused composite doc-
ument that includes all information required for the
owners operators to operate the systems.
Technical Building Systems Commissioning (BSC):
NEBB Technical Commissioning Process.
Technical Commissioning (BSC): The NEBB Com-
missioning Certification program. Commissioning is
49
the process of verifying the performance of a build-
ing utilizing various procedures.
Technical Commissioning Plan: A document that out-
lines the project scope and defines responsibilities, pro-
cedures, schedules, and documentation requirements
of the Technical Commissioning Process.
Technical Commissioning Process: A quality fo-
cused approach of using clearly defined procedures
for enhancing the delivery of a project. The approach
focuses upon verifying and documenting that the fa-
cility and all of its systems, components, and assem-
blies are planned, designed, installed, tested, can be
operated and maintained to meet the Owners Proj-
ect Requirements.
Test Procedure: A written protocol that defines
methods, personnel, and expectations for tests con-
ducted on components, equipment, assemblies, sys-
tems, and interfaces among systems.
Test Zone: A building, or a portion of a building, con-
figured as a single zone. For detached dwellings, the
test zone envelope normally comprises the thermal
envelope.
Testing: The use of specialized and calibrated instru-
ments to measure parameters such as temperature,
pressure, vapor flow, airflow, fluid flow, fluid quan-
tities, rotational speed, electrical characteristics,
velocity, sound and vibration level, air and hydronic
quantities, and other data in order to determine per-
formance, operation, or function.
Testing, Adjusting, and Balancing (TAB): A system-
atic process or service applied to heating, ventilating
and air-conditioning (HVAC) systems, and other envi-
ronmental systems, to achieve and document air and
hydronic flow rates. The standards and procedures
for providing these services are referred to as Testing,
Adjusting, and Balancing described in NEBB Procedural
Standards for the Testing, Adjusting and Balancing of En-
vironmental Systems.
50
Thermal Scan: Thermographic picture taken with
an Infrared Thermographic Camera. Thermographic
pictures show relative temperatures of objects and
surfaces and used to identify leaks, thermal bridg-
ing, thermal intrusion, electrical overload conditions,
moisture containment, and insulation failure.
Thermogram: A recorded image that maps the ap-
parent temperature pattern of an object or scene into
a corresponding contrast or color pattern.
Training Plan: The document in outline form detail-
ing subjects for operator training. Training agendas
should address instruction on how to obtain service,
operate, startup, shutdown, and maintain all systems
and components of the project.
Trending: The use of data loggers or DDC data trends
to verify functional performance tests, troubleshoot,
or document system performance.
Troubleshooting: Procedural activities for investi-
gating a specific fault or failure of a system or piece
of equipment.
Validation:
a Documented evidence that a process or sys-
tem, when operated within established param-
eters can perform effectively and reproducibly
to produce a product meeting predetermined
specifications and quality attributes.
b. A process where work is verified as complete
and operating correctly.
1. First party validation occurs when a firm
or individual verifying the task is the same
firm or individual performing the task.
2. Second party validation occurs when
the firm or individual verifying the task
is under the control of the firm perform-
ing the task or has any possible financial
conflicts of interest in the resolution (e.g.
architects, designers, general contractors
and third-tier subcontractors or vendors).
3. Third party validation occurs when the
firm verifying the task is not associated
NEBB BSC Procedural Standards
with, or under control of, the firm per-
forming or designing the task.
Verification: The process where specific documents,
components, equipment, assemblies, systems, and
interfaces among systems are confirmed to com-
ply with criteria described in the Owners Project
Requirements.
Verification Checklists: These are developed and
used during all phases of the NEBB Commissioning
and Retro-Technical Commissioning Process to ver-
ify the Owners Project Requirements (OPR) or Cur-
rent Facility Requirements are being achieved.
Warranty Phase Commissioning: Commissioning
efforts executed after a project has been complet-
ed and accepted by the Owner. Warranty Phase
Commissioning includes follow-up on verification of
system performance, measurement and verification
tasks, and assistance in identifying warranty issues
and enforcing warranty provisions of the construc-
tion contract.
Warranty Visit: A commissioning meeting and site
review where all outstanding warranty issues and
deferred testing are reviewed and discussed.
Wastewater (Sewage/Blackwater): Any liquid
waste containing animal or vegetable matter in sus-
pension or solution and that may include liquids con-
taining chemicals in solution.
Whole Building Technical Commissioning: Com-
missioning of all building systems including Building
Envelope, HVAC, Electrical, Special Electrical (Fire
Alarm, Security & Communications), Plumbing and
Fire Protection.
Zone: A volume of building served by a single venti-
lation system. For buildings with natural ventilation
only, the whole building is considered a zone.
Appendices 51

Appendix C Instrumentation

NEBB Commissioning Instrumentation (IP Units)

Instrument Calibration
Function Minimum Range Accuracy Resolution
Nomenclature Interval
HVAC Cx Instruments (Certification Requirement)
Airflow Multimeter
5% of reading,
Digital 100 to 2,500 FPM 1 FPM
Air Velocity 7 FPM
12 months
5% of reading,
Analog NA 5 FPM
7 FPM
Rotating Vane
2% of reading
Air Velocity Anemometer 50 - 2500 FPM 1.0 FPM 12 months
4 FPM
(Analog/Digital)
Direct Reading 5% of reading
Air CFM 100 to 2,000 CFM Digital: 1.0 CFM 12 months
Hood (Digital) 7 CFM
(1 Required either
digital or analog) Direct Reading 5% of reading
100 to 2,000 CFM Not Applicable 12 months
Hood (Analog) 7 CFM

-30 inches hg to 60 psi 0.5 psi

Hydronic
Hydrometer 2% of reading
Pressure 0 to 100 psi 1.0 psi 12 months
(Digital) 1 psi
Measurement
0 to 200 psi 2.5 psi

2% of reading
Hydronic 0 to 100 inches WG 1.0 inches WG
Hydrometer 2 in. wg
Differential 12 months
(Digital) 2% of reading
Pressure 0 to 200 feet WG 1.0 feet WG
2 ft. wg
Hygrometer
Relative Humidity 10 to 90% RH 3% RH 1% 12 months
(Digital)

Air Differential Manometer 2% of reading 0.001 in WG < 1 inches WG

0 to 10 inches WG 12 months
Pressure (Digital) .001wg 0.01 in WG > 1 inches WG
Pitot Tubes Adequate length and
Velocity Pressure NA NA NA
2 Required width for intended use
Tachometer
Rotational Speed 2% of reading
Rotational Speed 0 to 5,000 RPM 1 RPM 12 months
- Dual Function 2 RPM
(Digital or Analog)
Thermometer (Digital or Analog)
0.5% of reading
Air -40F to 240F 0.2F
+1.4F
12 mo
Temperature 0.5% of reading 2% of
Immersion -40F to 240F 0.2F reading
+1.4F
0.2 ft. wg
0.5% of reading
Contact -40F to 240F 0.2F
+1.4F
52 NEBB BSC Procedural Standards

NEBB Commissioning Instrumentation (IP Units)

Instrument Calibration
Function Minimum Range Accuracy Resolution
Nomenclature Interval

True RMS Multimeter

Amps and Volts 2% of reading

0 to 600 VAC 1.0 Volt
Measurement 5 Digits
Digital 12 months
2% of reading
0 to 100 Amps 0.1 Amp
5 Digits

Digital Camera Digital NA 4.0 Mega Pixels Min NA

Building Envelope Cx Instruments (Required for Certification only if performing Envelope Cx)

Thermal Sensitivity:
Thermal Image Temperature Accuracy:
-4 to +450F 0.1C @86F Note 3
Camera Measurement 2%, 3.6F
& 160x120

Electrical Cx Instruments (Required for Certification only if performing Electrical Cx)

Receptacle Circuit
Receptacle Tester 125VAC NA NA NA
Tester
Voltage Voltage Detector 50 1,000 VAC NA NA NA
+/-3% + 0.5%
Light Level Light Level Meter 0 - 40,000 Lumens 10 L Note 3
of Full Scale

Special Electrical Cx Instruments (Required for Certification only if performing Special Electrical Cx)

Meets Type 1 or Type 2 requirements specified in the current version of

Sound Level Sound Level Meter Note 3
ANSI S1.4 American National Standard Specification for Sound Level Meters

1. Instrumentation with multiple capabilities shall be accepted for more than one function when submitting
documentation for a firms certification, providing that each separate function meets NEBB requirements
2. Calibrations of all instrumentation requiring calibration shall be traceable to current NIST Standards for US
Firms, or equivalent organizations in other countries
3. Calibration as per manufacturers requirements
Appendices 53

NEBB Commissioning Instrumentation (SI Units)

Instrument Calibration
Function Minimum Range Accuracy Resolution
Nomenclature Interval

HVAC Cx Instruments (Certification Requirement)

Airflow Multimeter

5% of reading,
Air Velocity Digital 0.5 to 12.7 M/Sec 0.01 M/Sec
0.035 M/Sec
12 months
5% of reading,
Analog NA 0.025 M/Sec
0.035 M/Sec

Array-type Grid or
Air Velocity NA NA
Airfoil Probe

Rotating Vane
Air Velocity Anemometer 0.25 12.7 M/Sec 5% of reading 0.01 M/Sec 12 months
(Analog/Digital)

Direct Reading 5% of reading

Air CFM 50 to 950 L/Sec Digital: 0.50 L/Sec 12 months
Hood (Digital) 2.50 L/Sec
(1 Required either
digital or analog) Direct Reading 5% of reading,
50 to 950 L/Sec Not Applicable 12 months
Hood (Analog) 2.50 L/Sec

-102PA to 420 KPA 4 KPA

Hydronic
Hydrometer
Pressure 0 to 700 KPA 2% of reading 7 KPA 12 months
(Digital)
Measurement
0 to 1400 KPA 17 KPA

Hydronic 0 to 25 KPA 250 PA

Hydrometer
Differential 2% of reading 12 months
(Digital)
Pressure 0 to 300 KPA 3 KPA

Hygrometer
Relative Humidity 10 to 90% RH 2% RH 1% 12 months
(Digital)

Air Differential Manometer 2.5 PA < 250 PA

0 to 2.5 KPA 2% of reading 12 months
Pressure (Digital) 2.5 KPA > 250 PA

Tachometer
Rotational Speed -
Rotational Speed 0 to 5,000 RPM 2% of reading 5 RPM 12 months
Dual Function
(Digital or Analog)

Thermometer (Digital or Analog)

1% of reading
Air -40C to 115C 0.1C
plus 0.8C
Temperature
1% of reading
Immersion -40C to 115C 0.1C 12 months
plus 0.8C

1% of reading
Contact -40C to 115C 0.1C
plus 0.8C
54 NEBB BSC Procedural Standards

NEBB Commissioning Instrumentation (SI Units)

Instrument Calibration
Function Minimum Range Accuracy Resolution
Nomenclature Interval
True RMS Multimeter
2% of reading
Amps and Volts 0 to 600 VAC 1.0 Volt
5 Digits
Measurement Digital 12 months
2% of reading
0 to 100 Amps 0.1 Amp
5 Digits

Digital Camera Digital NA NA 4.0 Mega Pixels Min NA

Building Envelope Cx Instruments (Required for Certification only if performing Envelope Cx)
Thermal Sensitivity:
Thermal Image Temperature Accuracy:
-20 to + 233C 0.1C @30C Note 3
Camera Measurement 2% or 2C
& 160x120
Capacitance 0-100%
% Moisture NA NA Note 3
Moisture Meter Moisture Level
Electrical Cx Instruments (Required for Certification only if performing Electrical Cx)
Receptacle Circuit
Receptacle Tester 125 VAC NA NA NA
Tester
Voltage Voltage Detector 50 1,000 VAC NA NA NA
+/-3% + 0.5% of
Light Level Light Level Meter 0 - 40,000 Lux 1 FC Note 3
Full Scale
Special Electrical Cx Instruments (Required for Certification only if performing Special Electrical Cx)
Meets Type 1 or Type 2 requirements specified in the current version of
Sound Level Sound Level Meter Note 3
ANSI S1.4 American National Standard Specification for Sound Level Meters

1. Instrumentation with multiple capabilities shall be accepted for more than one function when submitting
documentation for a firms certification, providing that each separate function meets NEBB requirements
2. Calibrations of all instrumentation requiring calibration shall be traceable to current NIST Standards for US
Firms, or equivalent organizations in other countries
3. Calibration as per manufacturers requirements
NEBB
8575 Grovemont Circle
Gaithersburg, Maryland 20877
Tel 301-977-3698
Fax 301-977-9589
www.nebb.org