REQUEST FOR COMMISSIONING SERVICES
OWNER OF ________________________________ REQUEST FOR PROPOSAL
(RFP)/QUALIFICATIONS (RFQ) FOR INDEPENDENT COMMISSIONING PROVIDER
W RIIITER:: THIIIS TEMPLATE IIIS IIINTENDED TO BE APPLIIICABLE FOR CASES WHEN COMMIIISSIIIONIIING STARTS IIIN DESIIIGN
WR T ER TH S TEMPLATE S N TENDED TO BE APPL CABLE FOR CASES WHEN COMM SS ON NG STARTS N DES G N
R TE R H S TEMPLATE S NTENDED TO BE APPL CABLE FOR CASES WHEN COMM SS ON NG STARTS N DES GN
OR W HEN IIIT STARTS DURIIING EARLY CONSTRUCTIIION,,AND FOR CASES WHERE THE PROPOSAL IIIS A FIIIXED FEE OR A
OR W HEN T STARTS DUR N G EARLY CONSTRUCT O N AND FOR CASES WHERE THE PROPOSAL S A F X ED FEE OR A
OR W HEN T STARTS DUR NG EARLY CONSTRUCT ON AND FOR CASES WHERE THE PROPOSAL S A F XED FEE OR A
NEGOTIIIATED CONTRACT..THE IIINSTRUCTIIION BOXES GUIIIDE THE MODIIIFIIICATIIIONS TO FIIIT EACH SCENARIIIO..
NEGOT A TED CONTRACT THE N STRUCT O N BOXES GU D E THE MOD F C AT O NS TO F T EACH SCENAR O
NEGOT ATED CONTRACT HE NSTRUCT ON BOXES GU DE THE MOD F CAT ONS TO F T EACH SCENAR O
COMMIIISSIIIONIIING IIIS VIIIEWED BY MANY AS A PROFESSIIIONAL SERVIIICE AND BEST OBTAIIINED THROUGH A REQUEST FOR
COMM SS ON NG S V E WED BY MANY AS A PROFESS ONAL SERV CE AND BEST OBTA NED THROUGH A REQUEST FOR
OMM SS ON NG S V EWED BY MANY AS A PROFESS ONAL SERV CE AND BEST OBTA NED THROUGH A REQUEST FOR
QUALIIIFIIICATIIIONS,,SELECTIIION AND NEGOTIIIATED FEE RATHER THAN THROUGH A FIIIRM RFP,, HOWEVER IIIF A FIIIRM
QUAL F C AT O NS SELECT O N AND NEGOT A TED FEE RATHER THAN THROUGH A F R M RFP HOWEVER F A F R M
QUAL F CAT ONS SELECT ON AND NEGOT ATED FEE RATHER THAN THROUGH A F RM HOWEVER F A F RM
RFP IIIS REQUIIIRED,, THE OWNER MUST IIINVEST THE EFFORT IIIN DEVELOPIIING A CLEAR AND COMPREHENSIIIVE
RFP S REQU RED THE OWNER MUST NVEST THE EFFORT N DEVELOP NG A CLEAR AND COMPREHENS VE
S REQU RED THE OWNER MUST NVEST THE EFFORT N DEVELOP NG A CLEAR AND COMPREHENS VE
REQUEST AND CAREFULLY EVALUATE THE FEE PROPOSALS AND APPROACH OF EACH PROPOSER..
REQUEST AND CAREFULLY EVALUATE THE FEE PROPOSALS AND APPROACH OF EACH PROPOSER
REQUEST AND CAREFULLY EVALUATE THE FEE PROPOSALS AND APPROACH OF EACH PROPOSER
THIIIS RFP//RFQ IIIS IIINTENDED FOR THE IIINDEPENDENT COMMIIISSIIIONIIING PROVIIIDER OR AUTHORIIITY WHEN THERE IIIS
TH S RFP RFQ S NTENDED FOR THE NDEPENDENT COMM SS ON NG PROV DER OR AUTHOR TY WHEN THERE S
HS S NTENDED FOR THE NDEPENDENT COMM SS ON NG PROV DER OR AUTHOR TY WHEN THERE S
NOT A CONTRACTOR--HIIIRED TEST ENGIIINEER OR COMMIIISSIIIONIIING COORDIIINATOR PERFORMIIING MANY OF THE DAY--
NOT A CONTRACTOR H R ED TEST ENG N EER OR COMM S S O N N G COORD N ATOR PERFORM N G MANY OF THE DAY
NOT A CONTRACTOR H RED TEST ENG NEER OR COMM SS ON NG COORD NATOR PERFORM NG MANY OF THE DAY
TO--DAY COMMIIISSIIIONIIING FUNCTIIIONS.. W HEN THE CONTRACTOR IIIS REQUIIIRED TO HIIIRE A ““TEST ENGIIINEER”” OR
TO D AY COMM S S O N N G FUNCT O NS WHEN THE CONTRACTOR S REQU R ED TO H R E A T EST ENG N EER OR
TO DAY COMM SS ON NG FUNCT ONS HEN THE CONTRACTOR S REQU RED TO H RE A TEST ENG NEER OR
““COMMIIISSIIIONIIING COORDIIINATOR,,”” ETC..,,THE RESPONSIIIBIIILIIITIIIES IIIN THIIIS DOCUMENT SHOULD BE APPROPRIIIATELY
COMM SS ON NG COORD NATOR ETC THE RESPONS B L T ES N TH S DOCUMENT SHOULD BE APPROPR A TELY
COMM SS ON NG COORD NATOR ETC THE RESPONS B L T ES N TH S DOCUMENT SHOULD BE APPROPR ATELY
MOD F E D
MOD F ED
Issuance Date: ______________
Closing Date: ___________, 5 PM
The _________________(Owner) requests written proposals to secure Commissioning Provider (CP) services for
the _______________________ facility in, _________________________, (Location). The Owner is committed to
commissioning this facility to ensure that all systems are well designed, complete and functioning properly upon
occupancy, and that the Owner’s staff has adequate system documentation, and training.
The Owner is seeking the services of a qualified commissioning provider/firm for a new construction
project. The project currently is a ____________ gross sf, ___ story, Class ___ [type] ___________
building in [city & state] ____________, _________, with a project budget of $______ million. The
facility is expected to be comprised of ____% classrooms, ____% office space, _____% medical
W RIIITER:: DELETE AND ADD SPACES TO MATCH SPECIIIFIIIC PROJECT..PROVIIIDE AS MUCH IIINFORMATIIION AS POSSIIIBLE..
WR T ER DELETE AND ADD SPACES TO MATCH SPEC F C PROJECT PROV DE AS MUCH N FORMAT ON AS POSS B LE
R TE R ELETE AND ADD SPACES TO MATCH SPEC F C PROJECT ROV DE AS MUCH NFORMAT ON AS POSS BLE
The current phase of the project is: ___________________________________ ((PRE--DESIIIGN,,
PRE DES GN
PRE DES GN
SCHEMATIIIC DESIIIGN,, DESIIIGN DEVELOPMENT,, CONSTRUCTIIION DOCUMENTS)).
SCHEMAT C DES G N DES GN DEVELOPMENT CONSTRUCT O N DOCUMENTS
SCHEMAT C DES GN DES GN DEVELOPMENT CONSTRUCT ON DOCUMENTS The construction
documents are planned to be completed by _________________. Construction is anticipated to begin in
_______________ and final occupancy by __________________. Project documents available for review
W RIIITER:: PROVIIIDE THE PROPOSERS WIIITH A COPY OF THE PROGRAMMIIING REPORT AND ANY DESIIIGN DOCUMENTS
WR T ER PROV DE THE PROPOSERS W T H A COPY OF THE PROGRAMM NG REPORT AND ANY DES GN DOCUMENTS
R TE R ROV DE THE PROPOSERS W TH A COPY OF THE PROGRAMM NG REPORT AND ANY DES GN DOCUMENTS
COMPLETED TO DATE..
COMPLETED TO DATE
COMPLETED TO DATE
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W RIIITER:: ALTER THESE OBJECTIIIVES AS APPROPRIIIATE FOR YOUR DESIIIRES AND FOR THE PHASES BEIIING
WR T ER ALTER THESE OBJECT VES AS APPROPR ATE FOR YOUR DES RES AND FOR THE PHASES BE NG
R TE R LTER THESE OBJECT VES AS APPROPR ATE FOR YOUR DES RES AND FOR THE PHASES BE NG
COMM S S O NED
COMM SS ONED
The objective of commissioning is to provide documented confirmation that a facility fulfills the functional and
performance requirements of the building owner, occupants, and operators. To reach this goal, it is necessary for the
commissioning process to establish and document the owner’s criteria for system function, performance, and
maintainability (Design Intent); and to also verify and document compliance with these criteria throughout design,
construction, start-up, and the initial period of operation. In addition, complete operation and maintenance (O&M)
manuals, as well as training on system operation, should be provided to the building operators to ensure the building
continues to operate as intended.
The commissioning provider (CP) should be involved throughout the project from the pre-design through the
warranty phase.1 The primary role of the CP during the overall design phase is to develop detailed commissioning
specifications and review the design to ensure it meets the Owner’s objectives. During construction, the CP
develops and coordinates the execution of a testing plan, which includes observing and documenting all systems’
performance to ensure that the systems are functioning in accordance with the owner’s Design Intent (DI)
requirements and the contract documents. The CP is not responsible for design or general construction scheduling,
cost estimating, or construction management, but may assist with problem-solving or resolving non-conformance
issues or deficiencies.
Scope Of Work
W RIIITER::IIF THE PLANS AND SPECIIIFIIICATIIIONS ARE COMPLETE OR NEARIIING COMPLETIIION,,DELETE ALL THE PRE--
WR T ER F THE PLANS AND SPEC F CAT ONS ARE COMPLETE OR NEAR NG COMPLET O N DELETE ALL THE PRE
R TER F THE PLANS AND SPEC F CAT ONS ARE COMPLETE OR NEAR NG COMPLET ON DELETE ALL THE RE
DESIIIGN AND DESIIIGN PHASE TASKS..HOWEVER,,IIIT IIIS ADVIIISED THAT IIIF THE PROJECT HASN’’T GONE OUT TO BIIID,,
DES GN AND DES GN PHASE TASKS HOWEVER T S ADV SED THAT F THE PROJECT HASN T GONE OUT TO B D
ES GN AND ES GN HASE TASKS OWEVER T S ADV SED THAT F THE PROJECT HASN T GONE OUT TO B D
THE COMMIIISSIIIONIIING PROVIIIDER CONDUCT A DESIIIGN REVIIIEW SIIIMIIILAR TO DESIIIGN PHASE TASK 3 AND POSSIIIBLY
THE COMM S S O N N G PROV D ER CONDUCT A DES G N REV E W S M L AR TO DES G N PHASE TASK 3 AND POSS B LY
THE OMM SS ON NG ROV DER CONDUCT A DES GN REV EW S M LAR TO ES GN HASE ASK AND POSS BLY
TASK 4 ((SEE BELOW))AND THAT THEY PROVIIIDE SOME LANGUAGE FOR,, OR AT LEAST A REVIIIEW OF THE
TASK 4 SEE BELOW AND THAT THEY PROV DE SOME LANGUAGE FOR OR AT LEAST A REV E W OF THE
ASK SEE BELOW AND THAT THEY PROV DE SOME LANGUAGE FOR OR AT LEAST A REV EW OF THE
COMMIIISSIIIONIIING OR QUALIIITY CONTROL LANGUAGE IIIN THE SPECIIIFIIICATIIIONS.. CLARIIIFIIICATIIIONS TO THE BIIID PACKAGE
COMM S S O N N G OR QUAL T Y CONTROL LANGUAGE N THE SPEC F C AT O NS CLAR F C AT O NS TO THE B D PACKAGE
COMM SS ON NG OR QUAL TY CONTROL LANGUAGE N THE SPEC F CAT ONS LAR F CAT ONS TO THE B D PACKAGE
CAN BE HANDLED BY ADDENDA..
CAN BE HANDLED BY ADDENDA
CAN BE HANDLED BY ADDENDA
The CP shall be responsible for carrying out the following tasks. The proposer is free to suggest changes and
improvements to the following task list. For this proposal, it is assumed by the owner that all of these tasks will be
completed, unless any proposed changes to the following task list are “clearly” highlighted and noted in the
respondents proposal. For this proposal ___pre-design phase, ___design phase, ___construction phase,
___warranty phase services are requested.
W RIIITER::THE FOLLOWIIING TASKS ARE GENERALLY IIINCLUDED.. SELECT AS APPROPRIIIATE..
WR T ER THE FOLLOW NG TASKS ARE GENERALLY NCLUDED SELECT AS APPROPR A TE
R TER HE FOLLOW NG TASKS ARE GENERALLY NCLUDED ELECT AS APPROPR ATE
1. Assemble commissioning team, hold a scoping meeting and identify responsibilities.
2. Develop a draft design-phase commissioning plan.
3. Attend commissioning meetings as needed with project manager and design team.
W RIIITER::THE FOLLOWIIING TASKS MAY BE IIINCLUDED.. SELECT AND EDIIIT AS APPROPRIIIATE..
WR T ER THE FOLLOW NG TASKS MAY BE NCLUDED SELECT AND ED T AS APPROPR ATE
R TER HE FOLLOW NG TASKS MAY BE NCLUDED ELECT AND ED T AS APPROPR ATE
4. If not already completed, develop and review the design intent documentation for clarity and completeness,
including language on the following features: mechanical, electrical, plumbing, architectural, structural,
lighting, energy consumption, commissioning, indoor environmental quality, environmental sustainability,
siting, exteriors, landscaping, interiors, functionality for tenants, budget, ________________, and
__________________. This will be accomplished by the Commissioning Provider by: ___extracting salient
concepts from the Owner’s existing programming report and/or ___conducting a focus group, ___conducting
interviews with owner stakeholders [[DESCRIIIBE HOW MANY]].. The Owner’s design intent requirements will be
DESCR B E HOW MANY
DESCR BE HOW MANY
Note: The term “Commissioning Provider” is sometimes referred to as the “Commissioning Authority”.
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___general in nature, ___specific in nature, ___include specific performance criteria for ___some, ___most
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W RIIITER::IIF THE COMMIIISSIIIONIIING PROVIIIDER WAS NOT BROUGHT ON DURIIING PRE--DESIIIGN,, IIIT IIIS RECOMMENDED
WR T ER F THE COMM SS ON N G PROV DER WAS NOT BROUGHT ON DUR NG PRE DES GN T S RECOMMENDED
R TER F THE OMM SS ON NG ROV DER WAS NOT BROUGHT ON DUR NG RE ES GN T S RECOMMENDED
THAT THEY PERFORM PRE D ES G N TASKS 1 AND 4 S EE ABOVE .
THAT THEY PERFORM PRE--DESIIIGN TASKS 1 AND 4 ((SEE ABOVE)).
THAT THEY PERFORM RE DES GN ASKS AND SEE ABOVE
1. Coordinate the commissioning work during design.
2. Develop or update the design phase commissioning plan.
3. Perform focused reviews of the design, drawings and specifications at various stages of development (during
schematic design, design development and contract document phases), as described in
4. Assist and review the development and updating of the Design Record documentation by design team members
(Design Intent, Design Narrative; Design Basis).
5. Develop a draft construction phase commissioning plan using an Owner-approved outline.
6. Develop full commissioning specifications for all commissioned equipment. Coordinate this with the architect
and engineers and integrate the commissioning specifications into the overall project specification package. One
or more of the following documents can be used as a guide for content, rigor and format: 1) Model
Commissioning Plan and Guide Specifications, USDOE/FEMP; Portland Energy Conservation, Inc. (PECI), 2)
The HVAC Commissioning Process, ASHRAE Guideline 1-1996. The PECI Document can be downloaded free
at http://www.peci.org and a copy of the ASHRAE document can be obtained by contacting ASHRAE at 404-
The commissioning specification will include a detailed description of the responsibilities of all parties, details
of the commissioning process; reporting and documentation requirements, including formats; alerts to
coordination issues, deficiency resolution; construction checklist and startup requirements; the functional testing
process; specific functional test requirements, including testing conditions and acceptance criteria for each piece
of equipment being commissioned.
7. Coordinate a controls integration meeting where the electrical and mechanical engineers, owner’s
representative, and the Commissioning Provider discuss integration issues between equipment, systems and
disciplines to ensure that integration issues and responsibilities are clearly described in the specifications.
1. Attend pre-bid meeting to answer commissioning related questions.
W RIIITER::IIF THIIIS RFP//RFQ IIIS BEIIING USED TO SOLIIICIIIT A COMMIIISSIIIONIIING PROVIIIDER WHOSE SCOPE OF WORK WIIILL
WR T ER F TH S RFP RFQ S BE NG USED TO SOL C T A COMM SS ON NG PROV DER WHOSE SCOPE OF WORK W LL
R TE R F TH S S BE NG USED TO SOL C T A COMM SS ON NG PROV DER WHOSE SCOPE OF WORK W LL
NOT BEGIIIN UNTIIIL THE CONSTRUCTIIION PHASE OF THE PROJECT--AND IIIF COMMIIISSIIIONIIING SPECIIIFIIICATIIIONS ALREADY
NOT BEG N UNT L THE CONSTRUCT O N PHASE OF THE PROJECT A ND F COMM S S O N N G SPEC F C AT O NS ALREADY
NOT BEG N UNT L THE CONSTRUCT ON PHASE OF THE PROJECT AND F COMM SS ON NG SPEC F CAT ONS ALREADY
EXIIIST FOR THE PROJECT,, IIINCLUDE PARAGRAPH 1 BELOW AND MODIIIFY THE OTHER TASKS BELOW TO BE
EX S T FOR THE PROJECT N CLUDE PARAGRAPH 1 BELOW AND MOD F Y THE OTHER TASKS BELOW TO BE
EX ST FOR THE PROJECT NCLUDE PARAGRAPH BELOW AND MOD FY THE OTHER TASKS BELOW TO BE
CONSIIISTENT WIIITH THE SPECIIIFIIICATIIIONS..
CONS S TENT W T H THE SPEC F C AT O NS
CONS STENT W TH THE SPEC F CAT ONS
1. Perform the tasks and functions in the specifications ascribed to the ____________________ ((TIIITLE OF THE T T LE OF THE
T TLE OF THE
COMMIIISSIIIONIIING PARTY IIIE.. COMMIIISSIIIONIIING PROVIIIDER,, COMMIIISSIIIONIIING AUTHORIIITY ETC..AS IIIDENTIIIFIIIED IIIN
COMM S S O N N G PARTY E COMM S S O N N G PROV D ER COMM S S O N N G AUTHOR T Y ETC AS D ENT F E D N
COMM SS ON NG PARTY E COMM SS ON NG PROV DER COMM SS ON NG AUTHOR TY ETC AS DENT F ED N
THE SPECIIIFIIICATIIIONS)), dated ______________.
THE SPEC F C AT O NS
THE SPEC F CAT ONS
2. Coordinate and direct the commissioning activities in a logical, sequential and efficient manner using consistent
protocols and forms, centralized documentation, clear and regular communications and consultations with all
necessary parties, frequently updated timelines and schedules and technical expertise.
3. Coordinate the commissioning work with the contractor and construction manager, to ensure that
commissioning activities are being incorporated into the master schedule.
4. Revise, as necessary, the construction phase commissioning plan developed during design, including scope and
5. Plan and conduct commissioning meetings as needed and distribute minutes.
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6. Request and review additional information required to perform commissioning tasks, including O&M materials,
contractor start-up and checkout procedures. Before startup, gather and review the current control sequences
and interlocks and work with contractors and design engineers until sufficient clarity has been obtained, in
writing, to be able to write detailed testing procedures.
7. Review normal Contractor submittals applicable to systems being commissioned for compliance with
commissioning needs, concurrent with the A/E reviews.
8. Review requests for information and change orders for impact on commissioning and owner’s objectives.
9. Review coordination drawings to ensure that trades are making a reasonable effort to coordinate.
10. Write and distribute construction checklists for commissioned equipment.
11. Develop an enhanced start-up and initial systems checkout plan with contractors for selected equipment.
12. Perform site visits, as necessary, to observe component and system installations. Attend selected planning and
job-site meetings to obtain information on construction progress. Review construction meeting minutes for
revisions/substitutions relating to the commissioning process. Assist in resolving any discrepancies.
13. Perform the following pre-functional tasks:
a. Witness HVAC piping pressure test and flushing, sufficient to be confident that proper procedures were
followed. Include testing documentation in the Commissioning Record.
b. Witness any ductwork testing and cleaning sufficient to be confident that proper procedures were followed.
Include documentation in the Commissioning Record.
c. Document construction checklist completion by reviewing completed construction checklists and by
selected site observation.
d. Document systems startup by reviewing start-up reports and by selected site observation.
e. Approve air and water systems balancing by spot testing and by reviewing completed reports and by
selected site observation.
14. With necessary assistance and review from installing contractors, write the functional performance test
procedures for equipment and systems. This will include manual functional testing, energy management control
system trending and may include stand-alone datalogger monitoring.
15. Coordinate, witness and document manual functional performance tests performed by installing contractors.
Coordinate retesting as necessary until satisfactory performance is achieved. The functional testing shall
include operating the system and components through each of the written sequences of operation, and other
significant modes and sequences, including startup, shutdown, unoccupied mode, manual mode, staging,
miscellaneous alarms, power failure, security alarm when impacted and interlocks with other systems or
equipment. Sensors and actuators shall be calibrated during construction check listing by the installing
contractors, and spot-checked by the commissioning provider during functional testing. Analyze functional
performance trend logs and monitoring data to verify performance.
a. Tests on respective HVAC equipment shall be executed, if possible, during both the heating and cooling
season. However, some overwriting of control values to simulate conditions shall be allowed. Functional
testing shall be done using conventional manual methods, control system trend logs, and read-outs or stand-
alone dataloggers, to provide a high level of confidence in proper system function, as deemed appropriate
by the commissioning provider and the Owner.
16. Prepare test plans for, assist with execution of, and document tests of commissioned equipment overseen by
regulatory authorities and ensure that such tests meet the testing rigor desired by the Owner.
17. Maintain a master issues log and a separate record of functional testing. Report all issues as they occur directly
to the Owner’s Representative. Provide directly to the Owner’s Representative written progress reports and test
results with recommended actions.
18. Review equipment warranties to ensure that the Owner’s responsibilities are clearly defined.
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19. Oversee and review the training of the Owner’s operating personnel.
a. Oversee the videotaping of this training.
b. Review the creation of a classroom “owner’s manual” that is to be kept in the classroom.
c. Review the preparation of the O&M manuals for commissioned equipment.
20. Compile a Commissioning Record, which shall include:
a. A brief summary report that includes a list of participants and roles, brief building description, overview of
commissioning and testing scope, and a general description of testing and verification methods. For each
piece of commissioned equipment, the report should contain the disposition of the commissioning provider
regarding the adequacy of the equipment, documentation and training meeting the contract documents in
the following areas:
i. Equipment meeting the equipment specifications,
ii. Equipment installation,
iii. Functional performance and efficiency,
iv. Equipment documentation, and
v. Operator training.
b. All outstanding non-compliance items shall be specifically listed. Recommendations for improvement to
equipment or operations, future actions, commissioning process changes, etc. shall also be listed. Each
non-compliance issue shall be referenced to the specific functional test, inspection, trend log, etc. where the
deficiency is documented.
c. Also included in the Commissioning Record shall be the issues log, commissioning plan, progress reports,
submittal and O&M manual reviews, training record, test schedules, construction checklists, start-up
reports, functional tests, and trend log analysis.
21. Compile a Systems Manual that consists of the following: Owner’s Project Requirements (by owner); Design
Narrative and Basis of Design (by designer); Performance Metrics, if completed during design; space and use
descriptions, single line drawings and schematics for major systems (by designer); control drawings, sequences
of control (by contractor); and a table of all setpoints and implications when changing them, schedules,
instructions for operation of each piece of equipment for emergencies, seasonal adjustment, startup and
shutdown, instructions for energy savings operations and descriptions of the energy savings strategies in the
facility, recommendations for recommissioning frequency by equipment type, energy tracking
recommendations, and recommended standard trend logs with a brief description of what to look for in them (all
by commissioning provider).
1. Coordinate and supervise required opposite season or deferred testing and deficiency corrections and provide
the final testing documentation for the Commissioning Record and O&M manuals.
2. Return to the site at 10 months into the 12 month warranty period and review with facility staff the current
building operation and the condition of outstanding issues related to the original and seasonal commissioning.
Also interview facility staff and identify problems or concerns they have with operating the building as
originally intended. Make suggestions for improvements and for recording these changes in the O&M manuals.
Identify areas that may come under warranty or under the original construction contract. Assist facility staff in
developing reports and documents and requests for services to remedy outstanding problems.
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Systems To Be Commissioned
The following systems and assemblies will be commissioned:
WR T ER
R TE R
A.. DELETE AND ADD SYSTEMS AS APPROPRIIIATE..
A DELETE AND ADD SYSTEMS AS APPROPR A TE
A ELETE AND ADD SYSTEMS AS APPROPR ATE
B F TH S RFP RFQ S OFFERED DUR N G PRE D ES G N OR EARLY DES G N THE L S T AND DESCR P T O N OF
B.. IIF THIIIS RFP//RFQ IIIS OFFERED DURIIING PRE--DESIIIGN OR EARLY DESIIIGN,,THE LIIIST AND DESCRIIIPTIIION OF
B F TH S S OFFERED DUR NG PRE DES GN OR EARLY DES GN THE L ST AND DESCR PT ON OF
EQUIIIPMENT AND SYSTEMS SHOULD BE KEPT FAIIIRLY GENERAL,, AS SHOWN BELOW..
EQU P MENT AND SYSTEMS SHOULD BE KEPT FA R LY GENERAL AS SHOWN BELOW
EQU PMENT AND SYSTEMS SHOULD BE KEPT FA RLY GENERAL AS SHOWN BELOW
C FOR RFP RFQ’S SENT OUT ONCE THE PLANS AND SPEC F C AT O NS ARE MOSTLY COMPLETE MORE DETA L TO
C.. FOR RFP//RFQ’S SENT OUT ONCE THE PLANS AND SPECIIIFIIICATIIIONS ARE MOSTLY COMPLETE,,MORE DETAIIIL TO
C OR S SENT OUT ONCE THE PLANS AND SPEC F CAT ONS ARE MOSTLY COMPLETE MORE DETA L TO
THE LIIIST BELOW MUST BE PROVIIIDED.. LIIIST THE COMPONENTS AND IIISSUES THAT WIIILL BE COMMIIISSIIIONED FOR THE
THE L S T BELOW MUST BE PROV D ED L S T THE COMPONENTS AND S SUES THAT W L L BE COMM S S O NED FOR THE
THE L ST BELOW MUST BE PROV DED ST THE COMPONENTS AND SSUES THAT W LL BE COMM SS ONED FOR THE
FOLLOWIIING::ELECTRIIICAL,, DATA AND COMMUNIIICATIIIONS,,PAGIIING,, SECURIIITY,,PLUMBIIING,,BUIIILDIIING ENVELOPE AND
FOLLOW N G ELECTR C AL DATA AND COMMUN C AT O NS PAG N G SECUR T Y PLUMB N G BU L D N G ENVELOPE AND
FOLLOW NG ELECTR CAL DATA AND COMMUN CAT ONS PAG NG SECUR TY PLUMB NG BU LD NG ENVELOPE AND
PROCESS IIINSTRUMENTATIIION AND CONTROLS..FOR EXAMPLE,,JUST SAYIIING THAT ““ELECTRIIICAL”” SYSTEMS WIIILL BE
PROCESS N STRUMENTAT O N AND CONTROLS FOR EXAMPLE JUST SAY N G THAT E LECTR C AL SYSTEMS W L L BE
PROCESS NSTRUMENTAT ON AND CONTROLS OR EXAMPLE JUST SAY NG THAT ELECTR CAL SYSTEMS W LL BE
COMMIIISSIIIONED IIIS IIINSUFFIIICIIIENT AND REQUIIIRES CONSIIIDERABLY MORE DETAIIIL..
COMM S S O NED S N SUFF C E NT AND REQU R ES CONS D ERABLY MORE DETA L
COMM SS ONED S NSUFF C ENT AND REQU RES CONS DERABLY MORE DETA L
1. Central building automation system 11. Domestic and process water pumping and
2. All equipment of the heating, ventilating and air mixing systems
conditioning systems 12. Equipment sound control systems and testing
3. Scheduled or occupancy sensor lighting controls 13. Data and communication
4. Daylight dimming controls 14. Paging systems
5. Refrigeration systems 15. Security system
6. Emergency power generators and automatic 16. Irrigation
transfer switching 17. Plumbing
7. Uninterruptible power supply systems 18. Vertical transport
8. Life safety systems (fire alarm, egress 19. Medical gas
pressurization, fire protection)
20. Building envelope
9. Laboratory, clean room, hoods and
pressurization 21. Process instrumentation and controls
W RIIITER:: ADD TO AND EDIIIT THE DESIIIRED QUALIIIFIIICATIIIONS ACCORDIIING TO YOUR SPECIIIFIIIC PROJECT,,
WR T ER ADD TO AND ED T THE DES RED QUAL F CAT ONS ACCORD NG TO YOUR SPEC F C PROJECT
R TE R DD TO AND ED T THE DES RED QUAL F CAT ONS ACCORD NG TO YOUR SPEC F C PROJECT
PART C ULARLY FOR NON HVAC SYSTEMS YOU ARE HAV N G COMM S S O NED E LECTR C AL ENVELOPE SECUR T Y
PARTIIICULARLY FOR NON--HVAC SYSTEMS YOU ARE HAVIIING COMMIIISSIIIONED ((ELECTRIIICAL,, ENVELOPE,,SECURIIITY,,
PART CULARLY FOR NON SYSTEMS YOU ARE HAV NG COMM SS ONED ELECTR CAL ENVELOPE SECUR TY
COMMUN C AT O NS ETC ). NOTE ONE RECOMMENDED SOURCE OF N ORMAT O N ON COMM S S O N N G PROV D ERS S
COMMUNIIICATIIIONS,,ETC..). NOTE ONE RECOMMENDED SOURCE OF IIINORMATIIION ON COMMIIISSIIIONIIING PROVIIIDERS IIIS
COMMUN CAT ONS ETC OTE ONE RECOMMENDED SOURCE OF NORMAT ON ON COMM SS ON NG PROV DERS S
THE BU L D N G COMM S S O N N G ASSOC A T O N BCA): WWW B CXA O RG
THE BUIIILDIIING COMMIIISSIIIONIIING ASSOCIIIATIIION ((BCA): WWW..BCXA..ORG
THE U LD NG OMM SS ON NG SSOC AT ON WWW BCXA ORG
It is the Owner’s desire for the person(s) designated as the site Commissioning Providers to satisfy as many of the
following requirements as possible:
Acted as the principal Commissioning Provider for at least three (3) projects over _______sf.
Extensive experience in the operation and troubleshooting of HVAC systems, energy management control
Extensive field experience is required. A minimum of five (5) full years in this type of work is required.
Knowledgeable in building operation and maintenance and O&M training.
Knowledgeable in test and balance of both air and water systems.
Experienced in energy-efficient equipment design and control strategy optimization.
Direct experience in monitoring and analyzing system operation using energy management control system
trending and stand-alone datalogging equipment.
Excellent verbal and writing communication skills. Highly organized and able to work with both management
and trade contractors.
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Experienced in writing commissioning specifications.
A bachelor’s degree in mechanical or electrical engineering is strongly preferred, and P.E. certification is
desired, however, other technical training, past commissioning, and field experience will be considered.
Membership with the Building Commissioning Association will be considered a plus.
The required expertise for this project will be based on the skill and experience set of the full team making the
proposal. A member of the prime firm will be the designated Commissioning Provider who is the member of the
team that will coordinate the commissioning activities from the technical perspective. This party may not necessarily
be the team’s overall project or contract manager. The Commissioning Provider must have significant in-building
commissioning experience, including technical and management expertise on projects of similar scope. If the
Commissioning Provider or prime firm does not have sufficient skills to commission a specific system, the prime
firm shall subcontract with a qualified party to do so. Subcontractor qualifications shall be included and clearly
designated in the response to this RFP/RFQ.
A pre-proposal meeting will be held to answer questions and clarify any project issues. Attending the meeting is not
required to submit a proposal. The meeting will be held at: [[STATE THE LOCATIIION AND TIIIME OF THE MEETIIING]]
STATE THE LOCAT ON AND T M E OF THE MEET NG
TATE THE LOCAT ON AND T ME OF THE MEET NG
Proposals need not be voluminous, but shall provide sufficient information to allow the Owner to evaluate the
Consultant’s approach, experience, staff and availability.
The proposer shall:
1. Limit their proposal to 15 single-sided pages, including graphics. A letter of introduction, section dividers,
detailed resumes and the sample work products of item five below are not included in this limit.
2. Have the proposal signed by an officer of the proposing firm with the authority to commit the firm.
3. Fill out the attached Commissioning Firm Experience form and the Commissioning Task Listing form (Exhibits
2 and 3) for each firm on the team. List no more than four projects in Exhibit 3.
4. Provide an organization chart for managing and executing this contract.
5. List the individual(s) who will serve as the lead Commissioning Provider for the design phase and for the
construction phase of the contract (they may be different people).
6. Provide resumes for key staff and subconsultants. The resumes shall include specific information about
expertise in commissioning tasks, (e.g. design reviews, specification writing, commissioning management,
troubleshooting, test writing, test execution, energy management, sustainable design, etc.).
7. Briefly describe “relevant” experience (project phasing, life cycle costing, testing, adjusting and balancing,
building simulation, sustainable design, fume hoods, envelope, IAQ, solar, clean rooms, campus projects, etc.)
of the proposer’s team in the following areas. List involvement of key team members.
W RIIITER:: ADD OR DELETE IIITEMS IIIN THE LIIIST BELOW TO REFLECT THE AREAS WHERE THE COMMIIISSIIIONIIING
WR T ER ADD OR DELETE TEMS N THE L ST BELOW TO REFLECT THE AREAS WHERE THE COMM SS ON NG
R TE R DD OR DELETE TEMS N THE L ST BELOW TO REFLECT THE AREAS WHERE THE COMM SS ON NG
PROVIIIDER SHOULD DESCRIIIBE THEIIIR EXPERIIIENCE.. ONLY LIIIST THOSE THAT SPECIIIFIIICALLY APPLY..
PROV D ER SHOULD DESCR B E THE R EXPER E NCE ONLY L S T THOSE THAT SPEC F C ALLY APPLY
PROV DER SHOULD DESCR BE THE R EXPER ENCE NLY L ST THOSE THAT SPEC F CALLY APPLY
a) projects similar to this one;
b) O&M experience;
c) energy-efficient equipment design and control strategy optimization;
d) project and construction management; and
e) system design (specify)
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8. Describe your proposed approach to managing the project expertly and efficiently, including distribution of
tasks, travel, duration of which staff will be on site during what periods of time, etc. Describe what approach
you will take to integrate the commissioning into the normal design and construction process in order to
minimize potential time delays. Describe what you will do to foster teamwork and cooperation from
contractors and design team and what you will do to minimize adversarial relationships. Describe how you
intend to determine the appropriate level of commissioning effort for the various systems and equipment.
9.. As an attachment, provide the following work products that members of the proposer’s team developed. List the
team member who actually wrote the document and the projects on which they were used. Work from the
designated Commissioning Provider is preferred.
a) commissioning plan that was executed (the process part of the plan);
b) commissioning specifications; and
c) an actual functional test procedure form that was executed.
W RIIITER:: IIF THIIIS IIIS A REQUEST FOR QUALIIIFIIICATIIIONS WIIITH A RATE PROPOSAL,,IIINCLUDE THE FOLLOWIIING
WR T ER F TH S S A REQUEST FOR QUAL F CAT ONS W T H A RATE PROPOSAL NCLUDE THE FOLLOW N G
R TER F TH S S A REQUEST FOR QUAL F CAT ONS W TH A RATE PROPOSAL NCLUDE THE FOLLOW NG
PARAGRAPH 10) AND DELETE PARAGRAPHS 11 AND 12 F TH S S TO BE A B D DED REQUEST FOR PROPOSAL
PARAGRAPH ((10) AND DELETE PARAGRAPHS 11 AND 12.. IIF THIIIS IIIS TO BE A BIIIDDED REQUEST FOR PROPOSAL
PARAGRAPH AND DELETE PARAGRAPHS AND F TH S S TO BE A B DDED REQUEST FOR PROPOSAL
THEN DELETE PARAGRAPH 10 AND PROCEED TO PARAGRAPH 11..
THEN DELETE PARAGRAPH 10 AND PROCEED TO PARAGRAPH 11
THEN DELETE PARAGRAPH AND PROCEED TO PARAGRAPH
10. This project will be set up on a time-and-materials basis. Provide both an hourly rate for each team member,
along with rates and fees for all other costs the Owner could incur from the proposer in this contract (travel,
mileage, per diem, communications, etc.). For each phase, provide the percentage level of effort for each of the
primary team members.
W RIIITER::IIF THIIIS IIIS A FIIIXED LUMP SUM PROPOSAL FOR THE WORK,, IIIT IIIS NORMALLY NOT APPROPRIIIATE TO ASK FOR
WR T ER F TH S S A F XED LUMP SUM PROPOSAL FOR THE WORK T S NORMALLY NOT APPROPR ATE TO ASK FOR
R TER F TH S S A F XED LUMP SUM PROPOSAL FOR THE WORK T S NORMALLY NOT APPROPR ATE TO ASK FOR
A BUDGET F G URE FOR CONSTRUCT O N PHASE COMM S S O N N G TASKS UNT L THE PLANS AND SPEC F C AT O NS ARE
A BUDGET FIIIGURE FOR CONSTRUCTIIION PHASE COMMIIISSIIIONIIING TASKS UNTIIIL THE PLANS AND SPECIIIFIIICATIIIONS ARE
A BUDGET F GURE FOR CONSTRUCT ON PHASE COMM SS ON NG TASKS UNT L THE PLANS AND SPEC F CAT ONS ARE
NEAR N G COMPLET O N
NEAR NG COMPLET ON
IIF THIIIS RFP IIIS SENT OUT IIIN PRE--DESIIIGN TO MIIID--DESIIIGN,,ASK FOR BUDGET DETAIIILS IIIN THE TABLE BELOW FOR THE
F TH S RFP S SENT OUT N PRE DES GN TO M D DES GN ASK FOR BUDGET DETA LS N THE TABLE BELOW FOR THE
F TH S S SENT OUT N PRE DES GN TO M D DES GN ASK FOR BUDGET DETA LS N THE TABLE BELOW FOR THE
PRE--DESIIIGN AND DESIIIGN PHASE TASKS ONLY..DELETE ALL OF THE CONSTRUCTIIION PHASE BUDGET DETAIIIL LIIINES
PRE DES G N AND DES GN PHASE TASKS ONLY DELETE ALL OF THE CONSTRUCT O N PHASE BUDGET DETA L L NES
RE ES GN AND ES GN HASE TASKS ONLY ELETE ALL OF THE CONSTRUCT ON PHASE BUDGET DETA L L NES
AND IIINSTEAD ASK FOR A COST ““ESTIIIMATE”” FOR THE CONSTRUCTIIION AND W ARRANTY PHASE TASKS.. DELETE THE
AND N STEAD ASK FOR A COST E ST M ATE FOR THE CONSTRUCT O N AND WARRANTY PHASE TASKS DELETE THE
AND NSTEAD ASK FOR A COST EST MATE FOR THE ONSTRUCT ON AND ARRANTY HASE TASKS ELETE THE
REFERENCE TO ““CONSTRUCTIIION AND WARRANTY”” IIIN THE FIIIRST SENTENCE OF PARAGRAPH 11..
REFERENCE TO C ONSTRUCT O N AND WARRANTY N THE F R ST SENTENCE OF PARAGRAPH 11
REFERENCE TO CONSTRUCT ON AND WARRANTY N THE F RST SENTENCE OF PARAGRAPH
OTHERWIIISE,,IIIF THE COMMIIISSIIIONIIING PROJECT WIIILL START LATE IIIN OR AFTER DESIIIGN,,DELETE PARAGRAPH 12 AND
OTHERW S E F THE COMM SS ON NG PROJECT W LL START LATE N OR AFTER DES GN DELETE PARAGRAPH 12 AND
THERW SE F THE COMM SS ON NG PROJECT W LL START LATE N OR AFTER DES GN DELETE PARAGRAPH AND
EDIIIT PARAGRAPH 11,,BY DELETIIING THE REFERENCE TO ““PRE--DESIIIGN AND DESIIIGN”” UNLESS THERE ARE SOME
ED T PARAGRAPH 11 BY DELET N G THE REFERENCE TO P RE D ES G N AND DES G N UNLESS THERE ARE SOME
ED T PARAGRAPH BY DELET NG THE REFERENCE TO PRE DES GN AND DES GN UNLESS THERE ARE SOME
TASKS FROM THE PRE--DESIIIGN AND DESIIIGN PHASE TASK LIIISTS ABOVE THAT YOU ARE RETAIIINIIING IIIN THE SCOPE..
TASKS FROM THE PRE D ES G N AND DES G N PHASE TASK L S TS ABOVE THAT YOU ARE RETA N N G N THE SCOPE
TASKS FROM THE PRE DES GN AND DES GN PHASE TASK L STS ABOVE THAT YOU ARE RETA N NG N THE SCOPE
11. Provide a fixed, lump sum total cost to accomplish the work for the following phases: pre-design and
design, construction, warranty. All task amounts include associated meetings, progress reports and
direct costs (travel, mileage, per diem, communications, etc.). Use the budget table shown in Exhibit
4 (or a suitable equivalent) to provide a cost breakdown. Also provide an hourly rate for each team
member for work that may exceed the scope. For each phase, provide the percentage level of effort
for each primary team member.
12. For planning purposes, the proposer must also provide a cost “estimate” range for the Construction
and Warranty Phase tasks using the form below. Also provide an hourly rate for each team member
for work that may exceed the scope. For each phase, provide the percentage level of effort for each
primary team member.
13. Provide a statement of proposer’s liability insurance coverage (type, and dollar amount of coverage).
Proof of this insurance will be required prior to the award of this contract to the winning proposal.
The respondent must submit three (3) copies of the proposal, each signed by an authorized representative of the
firm. Facsimiles will not be accepted. Proposals must be submitted to arrive no later than close of business, 5:00
p.m. on ____________, _____ to: [[STATE THE ADDRESS,,CONTACT PERSON,, TELEPHONE NUMBER,,FAX NUMBER,,
STATE THE ADDRESS CONTACT PERSON TELEPHONE NUMBER FAX NUMBER
TATE THE ADDRESS CONTACT PERSON TELEPHONE NUMBER FAX NUMBER
E M A L ADDRESS
E MA L ADDRESS
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Owner staff shall review all proposals and select and rank the ________ most qualified Consultants. The selection
and ranking shall be based on the following criteria (not necessarily listed in order of importance): W RIIITER::
IINSERT MORE IIIF NEEDED..
NSERT MORE F NEEDED
NSERT MORE F NEEDED
Proposed approach to the project.
Past experience in performing similar projects.
Expertise of the team in performing the services required by the project.
The Owner will negotiate/interview with the highest ranked Consultant on the tasks, staffing, schedule and fee
proposal. Negotiations may be formally terminated if they fail to result in a contract within a reasonable time
period. Negotiations will then ensue with the second ranked Consultant, and if necessary, the third ranked
Consultant. If the second and third round of negotiations fail to result in a contract within a reasonable time period,
the solicitation may be formally terminated.
Change In Personnel
If the commissioning firm’s personnel or sub-consultants change for this project, the Owner must review and
approve the replacement personnel, in advance. The replacement personnel shall have, at minimum, equivalent
qualifications as the original personnel.
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Exhibit 1: Focused Design Review Scope
W RIIITER::CHECK THE AREAS FOR W HIIICH YOU WANT THE COMMIIISSIIIONIIING FIIIRM TO PROVIIIDE IIINPUT..
WR T ER CHECK THE AREAS FOR W H CH YOU WANT THE COMM SS ON NG F RM TO PROV DE NPUT
R TE R HECK THE AREAS FOR W H CH YOU WANT THE COMM SS ON NG F RM TO PROV DE NPUT
The commissioning provider will perform a review of the design documents for the following issues at the phases
checked for each system commissioned.
Schematic Design Contract Contract
Design Develmt. Document Document
Design Area Review Description Review Review Review #1 Review #2
Design narrative Ensure that design narrative and basis of design are clear,
and design basis complete, and meet the original Owner’s Project Requirements.
Commissioning Review to facilitate effective commissioning (see Exhibit 2).
facilitation (sufficient accessibility, test ports, monitoring points, etc.)
Energy Review for adequacy of the effectiveness of building layout and
efficiency efficiency of system types and components for building shell,
HVAC systems and lighting systems.
Control system Review ___HVAC, ___lighting, ___fire control, ___emergency
& control power, ___security control system, strategies and sequences of
strategies operation for adequacy and efficiency.
Operations and Review for effects of specified systems and layout toward
maintenance facilitating O&M (equipment accessibility, system control, etc.).
Indoor Review to ensure that systems relating to ___thermal,
environmental ___visual, ___acoustical, ___air quality comfort, ___air
quality distribution maximize comfort and are in accordance with the
Owner’s Project Requirements. (See Exhibit 3 for IAQ checklist).
O&M Verify adequate building O&M documentation requirements.
Training Verify adequate operator training requirements.
Commissioning Verify that bid documents adequately specify building
specifications commissioning, including testing requirements by equipment
Owner’s design Verify that the design complies with the owner’s own design
guideline or guideline or standard.
Environmental Review to ensure that the ___building materials,
sustainability ___landscaping, ___use of water, ___waste management
create a low impact on the environment and are in accordance
with Owner’s Project Requirements.
Mechanical Review the mechanical concepts/design for enhancements.
Electrical Review the electrical concepts/systems for enhancements.
Envelope Review envelope design and assemblies for thermal and water
integrity, moisture vapor control and assembly life.
Structural Review the structural concepts/design for enhancements.
Functionality Ensure the design maximizes the functional needs of the
Life cycle costs Perform a life cycle assessment of the primary competing
mechanical systems relative to ___energy efficiency, ___O&M,
___IEQ, ___functionality, ___sustainability.
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Exhibit 2: Commissioning Firm Experience
FILL OUT A SEPARATE FORM FOR EACH FIRM ON THE TEAM
Company Name Contact Person Title
Address City State/Prov Zip/Postal Code
Telephone Fax E-Mail
Description of Business
Percentage of overall business devoted to commissioning services %
How long has the firm offered commissioning services years
Average number of commissioning projects performed each year: projects
Systems or technologies for which firm has provided commissioning services (check all that apply)
Pkg. or split HVAC Electrical, emerg. power
Chiller system Envelope
Boiler system Fire/Life Safety
Energy Mgmt. Sys. Plumbing
Variable Freq.Drives Commercial refrigeration
Lighting Controls Telecommunications
Daylighting Thermal Energy Storage
Electrical, general Labs & Clean Rooms
Number of registered engineers on staff who have directed commissioning projects: ______
The firm has provided commissioning services in the following: (check all that apply)
New Construction Existing Building Equipment
Building Sector Major Renovation Tune-up Replacement
Office or retail
Schools or universities
Industrial / Manufacturing
museums, libraries, etc.
Exhibit 3: Commissioning Task Experience For Similar Projects
FILL OUT A SEPARATE FORM FOR EACH FIRM ON THE TEAM
(Name, Date, Bldg Size,
Type, new or existing)
(Title, City, State, and Phone)
Name & Role of Persons(s)
Assigned to Project by Firm
(identify any sub-consultants)
(Identify if tested by sub-consultants)
Reviewed design and provided
comment during design phase
Commissioning Tasks Performed
Wrote the commissioning plan
Wrote commissioning specs for
(Enter “X” if by own firm, “S” if by sub-consultant)
Wrote functional test
Witnessed and documented
Performed functional tests
Used data loggers or EMS
trend logs for testing
Developed or approved staff
Reviewed completed O&M
Commissioning provider was
part of the firm
Supervised a sub-consultant
commissioning provider to our
Worked with a commissioning
provider hired by others
Exhibit 4: Budget Table
Task Budget ($)
Pre-Design and Design
1 Develop or review Owner’s Project Requirements (per scope)
2 Design documents reviews of plans, specifications; narratives
3 Commissioning plan, specification development and bid meeting
1 Commissioning plan and submittal reviews
2 Construction checklists; observation of installation and startup
3 Functional test writing
4 Functional test execution and documentation
5 O&M manual review and training review
6 Compilation of Commissioning Record
7 Systems Manual development
Near-warranty end review