GENERAL NOTES - BCxA Building Commission Web viewis accepting proposals from qualified Commissioning Firms for the provision of building commissioning services for the

Building Commissioning Association - Eastern & Western Canada Chapters

Request for Commissioning Services Proposal – New Construction

Table of Contents1. GENERAL NOTES......................................................................................................................22. INTRODUCTION & INVITATION TO BID...................................................................................33. SCOPE OF WORK......................................................................................................................34. PROPOSAL SUBMISSION FORMAT.......................................................................................135. SELECTION PROCESS............................................................................................................146. CLARIFICATIONS.....................................................................................................................167. QUESTIONS & INQUIRIES.......................................................................................................168. AWARD.....................................................................................................................................169. SCHEDULE...............................................................................................................................1610. FEES.........................................................................................................................................1611. ACCEPTANCE PERIOD...........................................................................................................1612. COMMISSIONING SERVICE PROVIDER CONTACT.............................................................1613. SUPPLIMENTAL INFORMATION.............................................................................................1614. VENDOR INCURRED COSTS..................................................................................................1615. THIRD PARTY VENDOR..........................................................................................................1616. FREEDOM OF INFORMATION................................................................................................1617. INSURANCE REQUIRMENTS..................................................................................................1618. INDEMNIFICATION...................................................................................................................1619. WORKPLACE SAFETY AND INSURANCE BOARD................................................................1620. ERRORS AND OMMISSIONS..................................................................................................1621. NON COLLUSION.....................................................................................................................1622. CONFLICT OF INTEREST........................................................................................................1623. TERMINATION..........................................................................................................................1624. COMMISSIONING SERVICE PROVIDER PERFORMANCE...................................................1625. INTENT OF AWARD.................................................................................................................1626. NOTICE OF NO BID..................................................................................................................1627. CONFIDENTIALITY...................................................................................................................1628. APPENDIX A LEED Commissioning........................................................................................1829. APPENDIX B Systems to be Commissioned...........................................................................1930. APPENDIX C Commissioning Authority Qualifications............................................................2231. APPENDIX D Monitoring Based Commissioning.....................................................................2332. APPENDIX E Guideline for Mech. and Elec. Pre-Functional and Functional Testing.............24

Request for Commissioning Services Proposal – New Construction (Rev.28Nov2014) Page 1 of 25


Request for Commissioning Services Proposal – New Construction[Review and edit to suit project]

Issuance Date:

Closing Date and Time:TERMS OF REFERENCE

1. GENERAL NOTES

1.1. The [Owner] is accepting proposals from qualified Commissioning Firms for the provision of building commissioning services for the [Project]

1.2. Please return [number of] copies including at least [number of] signed originals of your proposal to the [Owner]

1.2.1. [Owner’s address]1.2.2. [Owner’s email address]

1.3. Proposals received after the closing date and time specified above will be rejected.1.4. Where further information is requested throughout the proposal, this information

forms part of the proposal and must be completed as requested.1.5. This proposal is all in accordance with the [Owner’s] standard Quotation Terms

and Conditions. A copy of these standard Quotation Terms and Conditions is available upon request.

1.6. Whole building commissioning is recognized as Best Practice Commissioning and the guiding principal ensuring the owner’s project requirements are met. Appendix B outlines the systems included in this RFP.

1.7. [delete if not LEED project] The Commissioning Authority (CxA) will assist the Owner in LEED® Commissioning (Cx) activities for New Construction program as may be required as a subset of Best Practice Commissioning. LEED Cx Process and deliverables are identified in Appendix A.

1.8. CSA Standard Z320-11 Building Commissioning Standard and Check Sheets, ASHRAE Guideline 0-2005 The Commissioning Process, and ASHRAE Standard 202-2013 Commissioning Process for Building and Systems are reference documentation to compliment this RFP and establish the minimum standards required for commissioning activities.

[delete/edit to suit project] Appendices Attached

Appendix A LEED CommissioningAppendix B Systems to be Commissioned Appendix C Commissioning Authority QualificationsAppendix D Monitoring Based Commissioning Appendix E Guideline for Mechanical and Electrical Pre-Functional and Functional Testing



2. INTRODUCTION & INVITATION TO BID

2.1 Commissioning is a process of achieving, verifying and documenting the performance of building systems to meet the owner’s functional criteria, and operational needs of the building, as may be defined in the design documentation.

2.2 The Owner is seeking consulting services of an independent Commissioning Authority (CxA), with qualifications identified in Appendix C.

2.2.1 [provide brief project description]

2.3 Your firm’s proposal must be completed and submitted in the prescribed format described in this RFP. The intent of the Terms of Reference is to describe the desired minimum scope of the work. The Owner expects that all vendors will be able to furnish satisfactory evidence that they have the ability, experience and resources to complete this assignment. If requested, the vendor must be prepared to meet with the Owner and/or his representative to review its proposal.

2.4 The Owner’s intent in this RFP is to permit competition. It shall be the vendor’s responsibility to advise the Owner’s Project Manager in writing of any language, requirement, specification or any combination thereof, which inadvertently restricts, or limits the requirements stated in the RFP. Such notification must be received no later than [date].

3. SCOPE OF WORK

3.1 Commissioning is required as one quality measure of the construction of this building in order to assure that the final building meets the original intent of the owner’s design.

3.2 The commissioning service provider is free to suggest changes that improve this process; however, the intent of the scope defined herein shall be considered the minimum acceptable performance of the commissioning service provider.

3.3 The following is a summary of the commissioning process and Scope of Work the owner requests for this project. This Scope of Work has been prepared in accordance with the Building Commissioning Association (BCA) “Essential Attributes of Building Commissioning”; these essential attributes shall be the minimum acceptable performance to be provided.

3.4 The Commissioning Authority (CxA) leads the commissioning process and makes the final recommendations to the owner regarding functional performance of the commissioned building systems.



3.5 The CxA shall be an objective, independent advocate of the Owner that will lead, plan, schedule, and coordinate the activities of the project commissioning team. If the CxA’s firm has other project responsibilities, or is not under direct contract to the Owner, a conflict of interest may exist. If a conflict, or an apparent conflict, may exist, the CxA shall disclose, in writing, the nature of the conflict and the means by which the conflict will be managed.

3.6 The CxA shall recommend to the Owner the commissioning roles and scope for all members of the design and construction teams that are clearly defined in:

3.6.1 Each design consultant’s contract, 3.6.2 The construction manager’s contract, 3.6.3 General Conditions, Supplementary Conditions and other relevant Sections of

the Specifications, and 3.6.4 The specifications for each system and component for which the suppliers’

support is required.

3.7 PRE-DESIGN PHASE COMMISSIONING ACTIVITIES

3.7.1 [Develop] [and] [review] the Owners Project Requirements documentation for clarity and completeness, including language on the systems and/or equipment defined in Appendix B:

3.7.2 This will be accomplished by the commissioning authority by:3.7.2.1.1 Extracting salient concepts from the owner’s existing programming

report, and/or 3.7.2.1.2 Conducting a focus group, and/or3.7.2.1.3 Conducting interviews with owner stakeholders.

3.7.3 Identifying a scope and budget for the commissioning process.

3.7.4 Developing the initial commissioning plan.

3.7.5 Acceptance of pre-design phase commissioning process activities.

3.8 DESIGN PHASE COMMISSIONING ACTIVITIES

3.8.1 Design Intent Review:

3.8.1.1 CxA will update the Owner’s Project Requirements (OPR) documentation if required and review Design Teams’ Basis of Design (BOD) documentation for performance requirements and design approaches, and verify that the Basis of Design complies with the Owner’s Project Requirements.



3.8.2 CxA will review and assure that these documents are clear and complete including language on the building systems and/or equipment defined in Appendix B:

3.8.2.1 This information will be utilized to develop the Commissioning Specifications and the Commissioning Plan, and will be included as part of the final Commissioning Report.

3.8.2.2 Formal feedback will be provided to the design team based on the OPR and BOD documentation review as well as the construction documents for issues that may affect the Commissioning Process.

3.8.2.3 Identify a budget for the commissioning process.

3.8.2.4 Perform commissioning design review at [35%], [50%], [95%], and [100%] completion of the drawings and specifications.

3.8.2.5 The CxA will provide formal feedback to the design team based on the design documentation review, so that these issues can be addressed with revisions to the construction documents.

3.8.2.6 Review shall address construction coordination and installation concerns, functionality, performance aspects, efficiency, maintainability, cost, indoor air quality, and local environmental impacts.

3.8.3 Commissioning Specification:

3.8.3.1 The CxA shall determine the commissioning requirements and activities to include in the construction documents, with review by the design team, for integration into the project's construction specifications.

3.8.3.2 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.

3.8.3.3 These documents will detail the start-up and testing activities required by the General Contractor and sub-contractors, including verifying the installation and functional testing of the equipment to be commissioned.

3.8.3.4 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, issue resolution, construction checklist and startup requirements, the functional testing process, and specific functional test requirements including testing conditions and acceptance criteria for each piece of equipment being commissioned.



3.8.3.5 The specifications shall follow the intent of CSA Standard Z320-11 Building Commissioning, ASHRAE Guideline 0-2005 The Commissioning Process, and ASHRAE Standard 202-2013 Commissioning Process for Building and Systems.

3.8.4 Commissioning Plan:

3.8.4.1 CxA will develop a written plan of all commissioning activities, detailing what systems and equipment will be commissioned, who will be involved in the commissioning, what the test and inspection procedures will be, and the schedule for commissioning activities.

3.8.4.2 The CxA will coordinate commissioning work with the Commissioning Team to ensure that commissioning activities are included in the project Schedule.

3.8.4.3 The Commissioning Team will include, typically, the Owner, the design architects and engineers, the General Contractor, and representatives of the operations and maintenance staff.

3.8.4.4 The CxA will update the Commissioning Plan as the project progresses.

3.8.4.5 The Commissioning Plan shall be included in the final Commissioning Report.

3.8.5 Project Meetings:

3.8.5.1 The CxA is expected to attend a minimum of [two (2)] project meetings of one-half day each during the design phase.

3.8.5.2 The CxA will participate in design workshops, design reviews, and value engineering discussions prior to the start of the construction documents phase of this work.

3.8.5.3 The CxA will participate in discussions relating to any new technologies being evaluated.

3.9 BIDDING/PRE-CONSTRUCTION PHASE COMMISSIONING ACTIVITIES

3.9.1 Bidding Assistance:

3.9.1.1 CxA will be available for general assistance and to answer any commissioning-related requests for information during the bidding process.

3.10 CONSTRUCTION PHASE COMMISSIONING ACTIVITIES

3.10.1 Initial Coordination Meeting:



3.10.1.1 CxA will conduct meetings with the entire commissioning team (Owner, Design Team, Construction Manager, the Contractors and their Sub-Contractors and other parties) as needed to review the commissioning activities.

3.10.1.2 The CxA understands that multiple Contractors are performing the construction and they will join the commission team at various times during construction.

3.10.1.3 The schedules and expectations will be discussed regarding submittals, operations and maintenance manuals and training, as well as functional testing plans.

3.10.1.4 CxA shall work with the trades to develop a detailed Cx schedule in parallel to the master construction schedule. CxA shall review the Cx schedule on a regular interval as appropriate and update accordingly.

3.10.1.5 These meetings will be scheduled as necessary to ensure the entire commissioning team has been briefed.

3.10.1.6 The start-up Commissioning meeting should be held during the first few weeks of construction with the entire Commissioning Team. A second start-up review meeting should be held prior to any equipment installation to review procedures and remind the contractors of the importance of timely data collection and recording.

3.10.2 Construction Contract Compliance:

3.10.2.1 As part of the commissioning effort, the General Contractor and Design Team will be required to review and verify submittals, quality of installation, and the accuracy of the as-built documentation.

3.10.2.2 CxA submittal reviews shall be concurrent with the design team and all comments should flow through the design team to the contractor.

3.10.3 Installation Compliance:

3.10.3.1 CxA will visit the construction site [at a minimum of once a month] during construction, as appropriate, (site visit schedule is to be coordinated with construction schedule), to inspect for compliance with the OPR and contract documents in regard to all systems included in the Commissioning Plan.

3.10.3.2 The CxA shall provide constructive input for the resolution of system issues or performance issues that are not in compliance with the OPR.

3.10.3.3 Any issues will be reported to the Commissioning Team in a timely manner to allow for their resolution not to exceed [14] calendar days and all issues along with their resolution will be recorded in the Commissioning Report.

3.10.4 Submittal Review:



3.10.4.1 CxA will review and comment on submittals for all equipment and systems included in the Commissioning Plan throughout the construction phase.

3.10.4.2 The submittals will be reviewed for compliance with the OPR and BOD, and any other commissioning related issues as described in the Commissioning Plan.

3.10.5 Commissioning Progress Reports:3.10.5.1 Following each construction site visit, the CxA will prepare a

Commissioning Progress Report that contains periodic status reports of the commissioning work, and will be included in the final Commissioning Report. The Commissioning Progress Reports shall include, as a minimum:

3.10.5.1.1 Any issues or discrepancies found during the execution of the Commissioning work.

3.10.5.1.2 An evaluation of the operating condition of the systems at the time of test completion,

3.10.5.1.3 Construction Checklist completion verification and summary results from the commissioning issues tracking log (including the descriptions of issues and the measures that were taken to correct them and the uncorrected operational issues that were accepted by the Owner),

3.10.5.1.4 Test procedures used and raw data obtained, 3.10.5.1.5 Deferred tests, the pre-requisite conditions required, and the

estimated schedule for the re-tests.

3.10.6 Operation and Maintenance Documentation:

3.10.6.1 The CxA will verify that the Operations & Maintenance manuals comply with the contract documents.

3.10.6.2 CxA will review and comment on the training plans and operations and maintenance documentation submitted by the Contractor for all systems included in the Commissioning Plan.

3.10.6.3 The documents will be reviewed for completeness and compliance with the Commissioning Plan and project OPR.

3.10.6.4 Reviews will be concurrent with architect and engineering consultant reviews and submitted to the Design Team and Owner, unless otherwise agreed by the Commissioning Team.

3.10.7 Pre-operational Inspection/Pre Functional Inspections and Functional Testing:

3.10.7.1 The CxA will coordinate with the Contractors and vendors to prepare project-specific test and inspection procedures and checklists for the systems being commissioned. The General Contractor will conduct and perform the commissioning related testing; using these forms and



procedures The General Contractor will support the CxA by ensuring all prerequisites for testing are obtained. These prerequisites may be more fully defined in the Commissioning Plan and Specifications. The CxA will witness any startups, pre-operational inspection, pre-functional inspections, functional testing, and integrated testing of the systems in accordance with the Commissioning Plans and Specifications. The CxA will review test reports as prepared by the Contractors. The test data, inspection reports, and certificates will be included in the Commissioning Report. In addition, any issues discovered and their resolution will be detailed in the Commissioning Report. It is understood that some systems will not test satisfactorily on the first try and will require retests. An allowance for limited retesting shall be included in the fee proposal. The Contractor and Subs execute and document the pre-functional checklists and perform startup and initial checkout. The CxA verifies that the checklists and startup were completed according to the approved plans. This may include the CxA witnessing start-up of selected equipment. The CxA develops specific equipment and system functional performance test procedures. The Contractor and Subs review the procedures. The procedures are executed by the Contractor and Subs, under the direction of, and documented by the CxA. The CxA shall coordinate, witness and verify functional performance tests performed by installing contractors. Coordinate retesting as necessary until satisfactory performance is achieved. The CxA shall analyze functional performance trend logs and monitoring data to verify performance.

3.10.7.2 Pre-functional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation. However, some pre-functional checklist items entail simple testing of the function of a component, a piece of equipment or system. Each piece of equipment receives full pre-functional checkout. No sampling strategies are used unless otherwise agreed upon by the Commissioning Team. The word pre-functional refers to before functional testing. Pre-functional checklists augment and are combined with the manufacturer’s start-up checklist.

3.10.7.3 Functional testing is the dynamic testing of systems (rather than just components) under full operation under various modes. Sampling strategy can be used as deemed suitable for multiple and similar systems in accordance to the Commissioning Plan.

3.10.7.4 Refer to Appendix E for a Guideline for Mechanical and Electrical Pre-Functional and Functional Testing.

3.10.8 Monitoring Based Commissioning [Optional and edit to suit project]



3.10.8.1 As may be required from the owner, a monitoring based commissioning program is outlined in Appendix D

3.10.9 Project Meetings:

3.10.9.1 CxA will attend project meetings during the construction phase. The proposal submission will indicate the number of meetings that will be required for each project. These meetings may occur proximate to commissioning task site visits described above. The purpose of the meetings will be coordination, communication, and a discussion of the progress of the commissioning activities. CxA will prepare and distribute the meeting minutes regarding the topics covered that relate to the commissioning process to the entire Commissioning Team within seven (7) calendar days.

3.11 PROJECT CLOSEOUT PHASE COMMISSIONING ACTIVITIES

3.11.1 Training:

3.11.1.1 The CxA will verify that the training for the owner’s operating staff is conducted in accordance with the project documents and the training plan. As detailed in training plan, the CxA will coordinate an expanded training program that involves the commissioning team. This may include classroom training as well as specific supplementary material.

3.11.1.2 Training topics shall include:3.11.1.2.1 Overview of the systems and design intent3.11.1.2.2 Review of the Systems Manual (detailed below)3.11.1.2.3 Review of the O&M requirements of the commissioned

systems and equipment3.11.1.3 CxA will witness as required the training program provided by the

construction trades, equipment suppliers and manufacturers for the commissioned equipment and systems.

3.11.1.4 Owner reserves the right to video record all training sessions. The CxA will assist with coordinating such requirements as part of the training program defined in the training specification.

3.11.1.5 Training records shall be kept as part of the Systems Manual.

3.11.2 Systems Manual:

3.11.2.1 CxA will develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.

3.11.2.2 The Systems Manual shall include, but not limited to:3.11.2.2.1 Final version of the Owner’s Project Requirements



3.11.2.2.2 Final version of the Basis of Design3.11.2.2.3 System single-line diagrams3.11.2.2.4 As-built sequence, drawings and specifications3.11.2.2.5 Equipment submittals3.11.2.2.6 O&M Manuals3.11.2.2.7 Contractor and supplier listing and contact information3.11.2.2.8 Warranties3.11.2.2.9 Training plan, materials and records3.11.2.2.10 Operating Manual / Facility Guide (detailed below)3.11.2.2.11 Recommended schedule of maintenance requirement and

frequency3.11.2.2.12 Recommended schedule for re-commissioning complete

with blank forms (see Re-commissioning Manual below)3.11.2.2.13 Recommended schedule for calibrating sensors and

actuators3.11.2.2.14 Commissioning Report (detailed below)

3.11.3 Operating Manual / Facility Guide:

3.11.3.1 The CxA will assemble an Operating Manual which is a narrative for the building systems to be commissioned including a description, as applicable, as follows:

3.11.3.1.1 normal systems operation, 3.11.3.1.2 shutdown,3.11.3.1.3 unoccupied operation,3.11.3.1.4 seasonal changeover,3.11.3.1.5 manual operation,3.11.3.1.6 controls set-up and programming,3.11.3.1.7 troubleshooting,3.11.3.1.8 alarms,3.11.3.1.9 control drawings,3.11.3.1.10 schematics,3.11.3.1.11 set points,

3.11.3.1.12 safeties,3.11.3.1.13 Interactions of various subsystems.

3.11.3.2 The Operating Manual shall describe the central plant, distribution, and terminal units, as applicable, and shall include summaries of controls (i.e., central automatic, local automatic, or occupant control) associated with each.

3.11.3.3 This Operating Manual shall include a description of any differences in system types for distinct areas of the building, such as different floors, different floor area usages, or interior vs. perimeter zones.



3.11.3.4 The Operating Manual will include, as part of whole building commissioning, descriptions of other building elements as included in Appendix B

3.11.4 Project Review Meeting

3.11.4.1 The CxA will host a meeting of the Owner, design team members, construction team members, building operations staff, and other commissioning team members to review the success of the commissioning process and, where necessary, make recommendations for improvements to future designs and/or installations resulting from any lessons learned.

3.11.5 Commissioning Report:

3.11.5.1 Upon completion of all commissioning activities, CxA will produce a written report documenting all commissioning activities and the results of those activities.

3.11.5.2 Any issues found to be identified with suggested remedies, and any corrective action that was taken will be reported.

3.11.5.3 The Commissioning Report shall be provided to the owner within [60 days] of final commissioning activities.

3.11.5.4 The Commissioning Report shall include the following:3.11.5.4.1 Final Commissioning Plan3.11.5.4.2 Commissioning design and submittal review reports3.11.5.4.3 Pre-functional and Functional Testing Reports3.11.5.4.4 All commissioning progress reports3.11.5.4.5 Issues and resolution log3.11.5.4.6 Item resolution plan for open items

3.11.6 Re-commissioning Manual

3.11.6.1 The CxA will develop an indexed single Manual that contains the information required for re-commissioning the building systems.

3.11.6.2 This manual will reference the Systems Manual for the final version of

the Owner’s Project Requirements (OPR), Basis of Design (BOD) and brief descriptions of each commissioned system, as-built sequences of operation for all equipment, a list of time of day schedules, descriptions of all energy and water conservation features, guidelines for tracking benchmarks for energy use and equipment efficiencies, start-up and shutdown procedures, recommendations for recalibration of sensors, a list of all adjustable set points and schedules, plans and schedules for continuous commissioning, guidelines for energy accounting, a list of diagnostic tools to assist facility staff.



3.11.6.3 It also contains a set of blank forms for re-commissioning the commissioned systems per the original Commissioning Plan.

3.11.7 Post Occupancy Review

3.11.7.1 CxA will return to the site approximately ten (10) months into the 12-month warranty period to review building operation with the facility O&M staff and occupants and address the condition of outstanding issues related to the original and seasonal commissioning. CxA will interview facility staff, identify areas of concern regarding building operation and provide suggestions for improvements, and submit a plan for resolution of any outstanding commissioning related issues. Any changes made will be recorded in the O&M and Re-commissioning Management Manuals. Coordinating with the Architect of Record, the CxA will assist in developing reports, documents, and requests for services to remedy outstanding issues.

3.11.7.2 Upon completion of the commissioning program, CxA will issue an official letter stating that the facility has successfully executed the Commissioning Plan and the design intent of the building has been satisfied.

3.11.7.3 Preparation of a Preventative Maintenance Plan (this needs to be clearly defined)

3.12 COMMISSIONING SERVICES EXCLUDED

3.12.1 The CxA is not responsible for: establishing design concept(s), design criteria, compliance with Codes and Standards, design or general construction scheduling, cost estimating, or construction management. The CxA may assist with problem-solving or resolving non-conformances or issues, but ultimately that responsibility resides with the General Contractor, the Project Manager and the Design Team.

3.12.2 The CxA is not responsible for issuing change orders or other instructions to the field for corrective work; the CxA does not review change orders and other filed instructions for compliance with the construction documents. Non-compliances will be reported to the Owner.

4. PROPOSAL SUBMISSION FORMAT

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 proponent shall:

Limit their proposal to 20 single-sided pages, including graphics, a letter of introduction, section dividers, and detailed resumes. The sample work products are not included in this limit.

4.1.1 Have the proposal signed by an officer of the proposing firm with the authority to commit the firm.

4.1.2 Indicate relevant Commissioning Firm Experience. 4.1.3 List the individual(s) who will serve as the lead CxA for the design phase and for

the construction phase of the contract. 4.1.4 Provide resumes for key staff and sub-consultants if applicable. 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.).

4.1.5 Describe your proposed approach to managing the project expertly and efficiently, including distribution of tasks, travel, and duration of which staff will be on site during what periods of time, etc. Describe how you intend to determine the appropriate level of commissioning effort for the various systems and equipment.

4.1.6 As an attachment, provide work products samples 4.1.7 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.

4.1.8 Provide a fixed, lump sum total cost to accomplish the work for the following phases: pre-design and design, construction, occupancy and operations. All task amounts include associated meetings, progress reports and direct costs (travel, mileage, per diem, communications, etc.). Use the cost schedule included within these documents. 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.



5. SELECTION PROCESS

Owner’s staff shall review all proposals and select and rank the three (3) most qualified consultants. The selection and ranking shall be based on the following criteria (not necessarily listed in order of importance):

Key individual experience 20 pointsPast experience in performing similar projects 20 pointsExpertise of the team in performing the services required by the project 15 pointsManagement approach 20 pointsStaff experience 15 pointsWork examples 10 points

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.

Cost Schedule

Task Fee ($)Documentation (Pre-Design and Design Phase)1. Develop or review Owner’s Project Requirements2. Design documents review of plans, specifications; narratives3. Review of Basis of Design3. Commissioning Plan, Specification development

Subtotal

Construction1. Commissioning Plan and Submittal reviews2. Develop Pre-functional and Functional Testing and Forms (Note1)3. Observation of installation and startup4. Functional test execution and documentation5. O&M Manual review and training review6. Compilation of commissioning record7. Systems Manual development8. Commissioning meetings and administration

Subtotal

Occupancy and Operations1. Seasonal testing2. Near-warranty end review

Subtotal

Grand Total



Monitoring Based Commissioning (MBCx) (Separate Price)1. Design Phase2. Construction Phase3. First Year of Operation

MBCx Total

Note1: Pre-functional and Function Test Forms shall be BCA or CSA templates, unless otherwise agreed upon by the Commissioning Team.

Note2: All pricing shall be inclusive of all taxes, duties, etc., excepting only the HST.

6. CLARIFICATIONS7. QUESTIONS & INQUIRIES8. AWARD9. SCHEDULE10. FEES

10.1 Additional Fees as applicable10.2 Staff Charge Out Rates

11. ACCEPTANCE PERIOD12. COMMISSIONING SERVICE PROVIDER CONTACT13. SUPPLIMENTAL INFORMATION14. VENDOR INCURRED COSTS15. THIRD PARTY VENDOR16. FREEDOM OF INFORMATION 17. INSURANCE REQUIREMENTS18. INDEMNIFICATION19. WORKPLACE SAFETY AND INSURANCE BOARD20. ERRORS AND OMMISSIONS21. NON COLLUSION22. CONFLICT OF INTEREST 23. TERMINATION24. COMMISSIONING SERVICE PROVIDER PERFORMANCE25. INTENT OF AWARD



26. NOTICE OF NO BID

26.1 It is important that the Owner receive a reply from all invited bidders. There is no obligation to submit a tender, quotation or proposal. However, failure to provide the Owner with a ‘Notice of No Bid’ may result in the removal of your company from the Owner’s List of Bidders.

27. CONFIDENTIALITY

27.1 The commissioning service provider shall include in the response to this RFP a statement indicating that the information contained in the proposal is confidential and intended to be used by the Owner and their designated representatives only. It shall not be disclosed to any third party without prior approval from the commissioning service provider except the information that is required by applicable statutes in force at the time commissioning services are rendered.



28. APPENDIX A

LEED 2009 Commissioning Activities (CaGBC LEED Canada NC 2009 Rating System)(Note: Building projects will be able to register for LEED Canada 2009 rating systems until October 31, 2016, after which the new LEED v4 for BD+C rating system must be used.)

LEED Activities for EA Prerequisite 1

Conduct Owner’s Project Requirement (OPR) & Basis of Design Document (BOD) ReviewConduct Commissioning review of Drawings and Specifications at approximately 75- 90% Design Documents (before Issued For Construction)

Develop Commissioning Plan (including Organizational Chart)

Develop Commissioning SpecificationsVerify Installation (Pre Functional Checks) and Functional Performance Test (Functional Testing)Review Operations & Maintenance Manuals

Develop Final Commissioning Report

The following additional activities are to be completed to achieve LEED EA Credit 3 Enhanced Commissioning.

LEED Activities for EA Credit 3

Conduct Commissioning review of Drawings and Specifications at approximately 50% Design DocumentsReview Contractor Submittals/ Shop Drawings of all systems that are to be commissioned

Develop a Systems Manual

Verify Training Requirements have been met

Conduct a Post Occupancy Review 10 months after Substantial Completion



29. APPENDIX BSystems to be Commissioned [Edit the following as required to finalize RFP]

SITE DEVELOPMENT

Site Grading

Stormwater Management

Storm & Sanitary Sewer Structures

Electrical Power Service

Natural Gas Service

Underground Communication Services

Irrigation System

Plantings

BUILDING ENVELOPE

Air & Vapour Barrier

Roofing

Thermal Scan

ARCHITECTURAL SYSTEMS

Elevators & Escalators

Blinds

Operable Partitions

Kitchen Service Equipment

Door & Hardware

Loading Dock Equipment

Coiling Doors

MECHANICAL SYSTEMS

Air Handling Units

Miscellaneous Supply & Exhaust Fans

Hot Water System

Chilled Water System



Domestic Cold Water System

Sanitary Fixtures

Domestic Hot Water System

Fire Protection System

Terminal Units- VAVs, Fan Powered Boxes etc.

Fuel Oil System

Meters

Computer Room Air Conditioning Units

Snow Melting System

Gravity Hoods

Compressed Air System

ELECTRICAL SYSTEMS

Emergency Power Distribution System

Automatic Transfer Switches

Power Factor Correction

Normal/Emergency/ Battery Powered Lighting Systems

Normal/Emergency Power Distribution System

Main Switchboards

Motor Control Centres

Distribution / Receptacle/ Lighting Panels

Transformers

Switchgears

Lightning Protection

Grounding System

Uninterruptable Power Supply

BUILDING AUTOMATION SYSTEM (BAS)

Point to Point Verification

Calibration of Sensors and Devices

Central BAS

Stand-Alone Controllers



SECURITY & LIFE SAFETY SYSTEMS

Closed Circuit TV / Video Surveillance

Access Control

Duress Alarm System

Master Clock System

Fire Detection & Alarm System

COMMUNICATION SYSTEMS

Data

Paging

Intercom

Telephone

Cable Television



30. APPENDIX C

Commissioning Authority Qualifications

The individual assigned as the principal commissioning authority shall be identified and cannot be changed without submission to Owner and approval of someone of equivalent or better qualifications and experience.

Acted as the principal commissioning authority for at least three projects of comparable size, type and scope.

Extensive experience in the operation and troubleshooting of building systems and energy management control systems.

Extensive field experience. A minimum of five full years in this type of work is required. [Add/delete/edit below to suit project scope:] Knowledgeable in building operation and maintenance and O&M training. Knowledgeable in national building & fire codes. Extensive background in TAB. Extensive background in control systems and in energy-efficient equipment design and

control strategy optimization. Demonstrated experience with total building commissioning approach including building

envelope, data and communication systems and other specialty systems. Direct experience in monitoring and analyzing system operation using energy

management control system trending and stand-alone data logging equipment. Excellent verbal and writing communication skills. Highly organized and able to work

with both management and trade contractors. Experienced in writing commissioning specifications. A bachelor’s degree in mechanical or electrical engineering is strongly preferred, and P.

Eng. license is desired. However, other technical training, past commissioning, and field experience will be considered as a substitute.

Membership in the Building Commissioning Association is required. Commissioning certification through BCA, AEE, ASHRAE or other recognized

certification body is required.



31. APPENDIX DMonitoring Based Commissioning

To facilitate performance evaluation of energy and water consuming systems monitoring based commissioning process shall be executed during first year of operation, as well as corrective actions to bring systems not properly operating back into the commissioned state.

As part of this process monitoring-based procedures and measurement points shall be included in the Commissioning Plan. The monitoring based commissioning plan shall address the following: Roles and responsibilities Measurement requirements: meters, points, metering systems, data access List of points to be trended with associated frequency and duration for trending Limits of acceptable values for tracked points and metered values. Where appropriate, the

acceptable values can be determined by predictive algorithms in order to dynamically compare ideal values with actual values

Review elements that will be used to evaluate and identify performance of monitored points and associated systems, including but not limited to:

Conflict between systems Out of sequence operation of systems components Energy and water usage profiles Action plan for correction of operational issues and deficiencies Identification of operational errors and recommend training to help ensure errors are not

duplicated Repairs needed to maintain performance Frequency of analyses in the first year of occupancy; analyses must occur at least quarterly Update Systems Manual with modifications performed, settings as appropriate, and the

reasoning for the modifications from the original design

During project construction phase the Construction Documents shall be reviewed to ensure that the required, permanently installed data points and associated meters needed to implement the Plan are in place. Confirm that advanced metering system capabilities are suitable for the planned monitoring based commissioning activities.

During Occupancy and Operations phase the commissioning team shall: Verify that points are being trended in accordance with the Plan’s monitoring requirements

and prepare a report on the verification results. Implement, or have a contract in place to implement, monitor, and evaluate requirements

during the first year of operation Based on lessons learned during the first year of operation, update the Plan to more

effectively monitor, respond to, and resolve Operations and Maintenance issues impacting building performance. Provide training procedures for documentation of future modifications in the systems manual.



32. APPENDIX EGuideline for Mechanical and Electrical Pre-functional and Functional Testing

Pre-functional checklists are primarily static inspections and procedures to prepare the equipment or system for initial operation (e.g., oil levels OK, fan belt tension, labels affixed, gages in place, sensor calibration, etc.). However, some pre-functional checklist items entail simple testing of the function of a component, a piece of equipment or system (such as measuring the voltage imbalance on a three phase pump motor of a chiller system). Each piece of equipment receives full pre-functional checkout. No sampling strategies are used unless otherwise agreed upon by the Commissioning Team. The word pre-functional refers to before functional testing. Pre-functional checklists augment and are combined with the manufacturer’s start-up checklist.

Functional testing is the dynamic testing of systems (rather than just components) under full operation (e.g., the chiller pump is tested interactively with the chiller functions to see if the pump ramps up and down to maintain the differential pressure setpoint). Systems are tested under various modes, such as during low cooling or heating loads, high loads, component failures, unoccupied, varying outside air temperatures, fire alarm, power failure, etc. The systems are run through all of the control system’s sequences of operation and components are verified to be responding as the sequences state. In general, each system should be operated through all modes of operation (seasonal, occupied, unoccupied, warm-up, cool-down, part- and full-load) where there is a specified system response. Verifying each sequence in the sequences of operation is required. Multiple identical pieces of non-life-safety or otherwise non-critical equipment may be functionally tested using a sampling strategy.

Functional Performance Test forms shall include for following for each system, at a minimum:1. Normal System Operation 2. Shutdown 3. Unoccupied Operation4. Seasonal Changeover5. Manual Operation6. Controls Set-up and Programming7. Troubleshooting8. Alarms9. Control Drawings10. Schematics11. Set points12. Final Sequences of Operation13. Trend Log or Data to validate test results

CxA shall perform functional testing of the mechanical and electrical equipment / systems as identified at the sample rate identified in the table below:



Equipment / System Type Commissioning Sample RateAHU 100%RTU 100%ERV 100%VAV 50%Chillers 100%Cooling Towers 100%Fan Coils 100%Force Flow Heaters 100%Heating / Cooling Coils 100%Heat Pumps 100%Boiler Systems 100%VFDs 100%Pumps 100%Split AC / VRF Systems 100%Exhaust / Ventilation Fans 50%Temperature Control 75%Temperature/Humidity and Pressure Sensors

100%

HVAC Controllers and control modules

100%

Lighting controls 100%Sequence of Operations 100%Airflow Stations 100%Damper/Valve Actuators 100%Domestic Hot Water Systems 100%Emergency Power Systems 100%
