Making Buildings Meet Your Needs

Frequently Asked Questions

  1. What is Building Commissioning?
    Commissioning is a systematic process to verify that the systems in a facility are designed, installed and tested at operating conditions to meet the Owners Project Requirements (OPR).
    Some key components of an effective commissioning process include:

    • Identifying and documenting the owners requirements (OPR)
    • Verifying that the design equipment meets the OPR
    • Implementing a quality process that verifies equipment installation
    • Prepare detailed testing procedures that will document the operation of components.
    • Training of building facilities staff on system operations and maintenance procedures
    • Periodic review of the equipment and building operations throughout the lifecycle to verify proper and efficient operation
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  2. Why Commission a Building?
    Commissioning allows the systems to be designed, installed, operated and maintained at the highest levels, allowing the following benefits;

    • Reducing design errors and redesign costs
    • Reducing change orders
    • Improving the efficiency of the systems
    • Extending equipment life by verifying proper installation and operation
    • Detailed documentation for system operation and future testing
    • Fewer comfort complaints
    • Improved staff training
    • Documented maintenance requirements

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  3. What is a Commissioning Authority (CxA)?
    The Commissioning Authority (CxA) is the leader of the commissioning team who works on behalf of the owner to lead, plan, schedule, and coordinate the entire commissioning process.

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  4. How does Cornerstone determine the correct scope of work for commissioning?
    Each project is unique and so we are not inclined to apply the same scope of work to each project. We start with the facility owner’s project requirements to determine the most important facility performance parameters and the systems that will affect that performance. New projects will use the full commissioning process, starting early in the design process while Retro-commissioning projects will begin after building occupancy, assessing the facility needs based on current system operating conditions and issues.

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  5. Why do I need to hire an independent third party to commission? Can't the vendor perform their standard startup and testing?
    This third party provides an independent review of the system without any bias for one party over another. Cornerstone is solely a commissioning company. We have no other interests except to provide an independent check of system installation and operation. We look at the operation of the components as they work in the overall system, not as an independent component. The contractor or vendor standard startup only looks at the component that they have sold or installed. Our method of testing has a proven track record of identifying and resolving problems before the systems are turned over to the owner. This helps eliminate many call backs once turnover occurs.

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  6. How do you staff and manage your projects?
    Cornerstone Commissioning utilizes internal resources for all projects. All our projects are supervised by a principal in the company. All projects are assigned to a primary commissioning authority. We take the time to look at the project scope and assign an appropriate CxA with the right expertise.

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  7. What type of facilities do you commission?
    Our primary service is the commissioning of laboratory buildings. We have experience with projects in various industries, including office buildings, utility buildings, vivariums, biocontainment laboratories, hospitality, data centers, pharmaceutical, power generation and mission critical applications.

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  8. Where are you located?
    Cornerstone Commissioning is located in Massachusetts. We provide commissioning services throughout the United States as well as International locations.

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  9. What are the deliverables from the commissioning process?
    The primary deliverable is the Final Commissioning Report which occurs at turnover. The Report includes this Executive Summary statement: “Cornerstone Commissioning, Inc. recommends this facility for acceptance by the Owner to be used for its intended purposes.” This statement is made based on the testing results and the resolution of issues, some of which may still be unresolved, but are on a reasonable and agreeable path for resolution.

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  10. How Much Does Commissioning Cost?
    The cost of commissioning is dependent on several factors, including:

    • Size and type of building
    • What phases of work are to be included
    • New construction or building renovation
    • Which systems are to be commissioned
    • Number, type and complexity of systems

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  11. Is Commissioning Worth the Cost?
    More and more building owners are realizing that commissioning typically results in lower lifetime costs by having the systems operate optimally. Numerous studies have been conducted that indicate commissioning more than pays for itself over the life of a building. These studies can be found on web at sites for organizations such as PECI, BCA, ASHRAE, USGBC and the GSA.

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  12. Are there Certifications for Commissioning Authorities?
    There are organizations that offer certifications for Commissioning Authorities. Some of the organizations include:

    • The American Society of Heating, Refrigeration and Air-Conditioning Engineers ASHRAE) has the Commissioning Process Management Professional (CPMP) program.
    • The Associated Air Balance Council (AABC) Commissioning Group (ACG)
    • NEBB Building System Commissioning Certification (BSC)
    • The Association of Energy Engineers (AEE)
    • The Building Commissioning Association (BCA)
    • The University of Wisconsin

    These certifications acknowledge that the individual has mastered a significant body of knowledge in commissioning, as determined by industry professionals in that field, and has met specified eligibility requirements. Cornerstone has several staff members with certifications from some of these organizations.

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  13. What Procedures Govern Commissioning?
    The most widely recognized document on commissioning is ASHRAE Guideline 0, the commissioning process, defines commissioning as "a quality-oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria". Commissioning is an all inclusive process for all the planning, delivery, verification, and managing risks to critical functions performed in, or by, facilities Other organizations have also published guidelines on commissioning, including The Associated Air Balance Council Commissioning Group and the US General Services Administration (GSA).

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  14. What is the Commissioning Process?
    The following are the major steps in the Commissioning Process as described in ASHRAE Guideline 0:

    • Review the Owners Project Requirements (OPR)
    • Develop the Commissioning Plan based on the OPR
    • Compare the Basis of Design to the OPR
    • Conduct a design review
    • Include commissioning requirements in Project Specifications
    • Develop Pre-Functional Checklists (PFC)
    • Verify submittals
    • Develop functional test documents
    • Conduct commissioning team meetings throughout the life of a project
    • Conduct periodic site visits with team members, to review readiness and confirm PFC information  
    • Execution of Functional Performance Tests
    • Coordinate and verify training for operations, maintenance and building occupants
    • Prepare the Commissioning Report complete with all supporting documentation
    • Assemble the systems manual
    • Conduct seasonal testing
    • Establish a Continuous Commissioning Program

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  15. Does Commissioning have to Include all of the Steps Recommended in ASHRAE Guideline 0?
    A project team may implement all of the components of the ASHRAE Guideline 0 Commissioning Process, or they may elect to pick and choose the activities that they feel will add the most value and are best suited to a specific project. The commissioning process should be setup based on the particular project and the Owner’s requirements.

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  16. What is the Owners Project Requirements (OPR) and why is this Document Important?
    The OPR is the foundation which supports the need for commissioning. It is a written document that details the functional requirements of a project and the expectations of how it will be used and operated. These include project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information. The preceding definition was from ASHRAE Guideline 0. Commissioning can be described as the ongoing feedback and verification that project requirements are being properly met throughout the construction process.

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  17. Does Cornerstone provide Maintenance Program development support?
    Yes, Cornerstone can work with owners to provide complete maintenance programs to establish a strategy for maintenance. These can include standard operating procedures, spare parts inventory listings and planned maintenance plans.

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  18. Are Failure scenarios part of the testing process?
    Cornerstone documents failures as part of the testing protocols. We document the system operations during the failures. We provide details so that accurate risk assessments can be made.

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  19. What is Re-Commissioning?
    Re-Commissioning is another type of commissioning that occurs when a building that has already been commissioned undergoes another commissioning process. The decision to recommission may be triggered by a change in building use or ownership, the onset of operational problems, or some other need. Ideally, a plan for recommissioning is established as part of a new building's original commissioning process or an existing building's retro-commissioning process

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  20. What is Retro-Commissioning?
    Retro-Commissioning is the commissioning of an existing facility that was not previously commissioned. The process is more involved than re-commissioning since the OPR is not yet defined. Once the Owner’s goals are identified, the tasks of documenting and verifying that the existing equipment can meet these goals are untaken.
    Retro-commissioning is a process that seeks to improve how building equipment and systems function together. Depending on the age of the building, retro-commissioning can often resolve problems that occurred during design or construction, or address problems that have developed throughout the building's life. In all, retro-commissioning improves a building's operations and maintenance (O&M) procedures to enhance overall building performance.

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  21. What is Continuous Commissioning?

    Continuous Commissioning (CC) is the continuation of the commissioning process through the occupancy and operations phase of a building to verify that a facility continues to meet current (and evolving) Owners Project Requirements (OPR). This is an ongoing process to resolve operating problems, improve comfort, optimize energy use and identify retrofit opportunities for existing facilities. 

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  22. What is LEED®?
    LEED (Leadership in Energy and Environmental Design) is an ecology-oriented building certification program run under the auspices of the U.S. Green Building Council (USGBC). LEED concentrates its efforts on improving performance across five key areas of environmental and human health: energy efficiency, indoor environmental quality, materials selection, sustainable site development and water savings. On its Web site, the USGBC says that LEED defines "a nationally accepted benchmark for the design, construction and operation of high-performance green buildings" and "provides building owners and operators with the tools they need to have an immediate and measurable impact on their buildings' performance."

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  23. Are there different levels of LEED® Certification?
    LEED has 4 levels of certifications:

    Certified

    40-49 points

    Silver 

    50-59 points

    Gold

    60-79 points

    Platinum

    80 points and above

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

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  24. Which LEED rating system should be used?

    There are many ratings systems; New Construction and Major Renovations, Existing Buildings, Schools, Healthcare, Neighborhood Development, Homes, Core and Shell , Commercial Interiors and Retail. It is possible that your project might be eligible for Certification under more than one rating system. Please review the checklists for each rating system. You can download the checklists from USGBC website at http://www.usgbc.org/DisplayPage.aspx?CMSPageID=222

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  25. What is a LEED® AP?
    The LEED Accredited Professional (LEED AP) credential signifies an advanced depth of knowledge in green building design and construction. LEED AP's are accredited through the Green Building Certification Institute (GBCI). Cornerstone Commissioning has personnel that have received this certification.

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  26. Does LEED® require Commissioning?
    Most of LEED rating systems require Commissioning as a Prerequisite under the Energy and Atmosphere section. LEED for Homes does not require a commissioning agent. The following commissioning activities are listed in the LEED guide under the prerequisite.

    • Assign a Commissioning Authority independent from the design team
    • Review the Owners Project Requirements for clarity and completeness
    • Develop and incorporate commissioning requirements into the construction documents
    • Develop and implement a commissioning plan
    • Verify the Installation and performance of systems to be commissioned
    • Complete a summary commissioning report

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  27. What is LEED® Enhanced Commissioning?
    The project is awarded 2 additional LEED points under Energy and Atmosphere Credit 3 for performing Enhanced Commissioning. The following activities are required for this credit:

    • Conduct at least 1 design review prior to documents being sent out to contractors
    • CxA to perform submittal reviews
    • CxA Develop a systems manual that gives the future operating staff the information needed to understand and optimally operate the commissioned system
    • Verify that operator and occupancy training has been completed
    • Review Building Operations within 10 months after substantial completion

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  28. How do the LEED® Commissioning Requirements compare to other commissioning procedures?
    It is important to have the commissioning agent know the specific LEED requirements. Although most of the procedures are compatible with other commissioning programs LEED has some specific roles that need to be documented in a set timeframe in order to achieve the LEED points.

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