COMMISSIONING OF FIRE PROTECTION SYSTEMS

OWNER FURNISHED

The owner directly contracts an independent third party commissioning agent for this project. This Commissioning Plan has been included for reference to define roles and responsibilities.

RELATED DOCUMENTS

Contract drawings and specifications, general provisions of the contract, including general and supplementary conditions, architectural, electrical, and mechanical provisions, and Division-1 Specification sections apply to work of this section.

DESCRIPTION OF WORK

The purpose of the commissioning process is to provide the owner/operator of the facility with a high level of assurance that the building systems have been installed in the prescribed manner, and operate within the performance guidelines set in the Design  Intent Documents (DID). The Commissioning Agent (CA) shall provide the owner with an unbiased, objective view of the systems’ installation, operation, and performance.
This process is not intended to take away or reduce the responsibility of the design team or installing contractors to provide a finished product. Commissioning is intended to enhance the quality of system start-up and aid in the orderly transfer of systems for beneficial use by the owner. The CA will be a member of the construction team, administrating and coordinating commissioning activities with the design team, General Contractor, subcontractors, manufacturers and equipment suppliers.

REFERENCES

ASHRAE Guideline 0 – 2005: The Commissioning Process
ACG Commissioning Guideline - 2005
NFPA-2005: Commissioning Fire Protection Systems

ROLES AND RESPONSIBILITIES OF THE COMMISSIONING AGENCY

Mission: The primary point of responsibility is to inform the General Contractor, the owner and design team on the status, integration, and performance of fire protection systems within the facility.

Information: The CA shall function as a catalyst and initiator to disseminate information and assist the design and construction teams in implementing completion of the construction process. This shall include system verification, functional performance testing, and conformance with the intended design of each system. Services include documenting construction observations, verification and functional performance testing, and documenting proper distribution of performance and operating information to the owners O&M staff.

Quality Assurance: Assist the responsible parties to maintain a high quality level of installation by meeting or exceeding prevailing standards and specifications. Observation of Tests: The CA shall observe and coordinate testing as required to assure system performance meets the design intent.

Documentation of Tests: The CA shall document the results of the performance testing directly and/or assure that the appropriate technicians document testing. The CA shall compile standard forms to be used by the commissioning team for consistency of approach and type of information to be recorded.

Deficiencies: The CA shall provide technical expertise to facilitate and verify the correction of deficiencies found during the commissioning process.

Resolution of Deficiencies: The CA is to remain an independent party with specific technical knowledge of the project. The CA shall investigate the scope and extent of problems and facilitate communication to determine responsibilities by delineating specifications. The CA shall monitor resolution for conformance with design intent and prevailing industry standards.

Acceptance: The CA shall document the date of acceptance as determined by the General Contractor, owner and design team. System Verification Checklists and Functional Performance Test results may be used in determining the start of the warranty period for the fire protection system.

O&M Material: The CA will review operating and maintenance materials for the fire protection system.

Phasing: The CA will review phasing plans as provided by the GC relating to O&M considerations, warranty issues, impact of construction sequencing on occupied areas, and interruption of services from the existing equipment.

Independence: The CA shall be an independent third party agency and shall work under a separate contract, and report directly to the owner. The CA shall not be financially associated with any of the Division 2 through 16 installing contractors on this project to avoid potential conflicts of interest.

ROLES AND RESPONSIBILITIES OF THE OWNER

Assign maintenance personnel and schedule them to participate in the various meetings, training sessions and inspections as follows:

1. Contractors’ commissioning kick-off meeting.
2. Owners training session.
3. Verification demonstrations and Functional Performance Tests.
4. Acceptance of extra materials.
5. Final review and acceptance meeting.

ROLES AND RESPONSIBILITIES OF THE DESIGN TEAM

1. Provide fire protection system Design Intent and Basis of Design Narrative. Incorporate in the appropriate sections of the O&M Manual.
2. Attend initial pre-commissioning coordination meeting to be scheduled by the Commissioning Agent within 30 days of the award of the contract.
3. Review O&M Manuals submitted by the Fire Protection contractor. Insert Design Narrative.
4. Witness the hydrostatic testing of the entire system.

FIRE PROTECTION SYSTEMS INCLUDED IN THE COMMISSIONING PROCESS

1. Sprinkler System
2. Fire Pump
3. Jockey Pump
4. Stand Pipe
5. Fire Protection Vault

COMMISIONING PLAN

Commissioning Team

The Commissioning Team (CT) shall consist of key parties involved in design, construction and testing of this facility. It is necessary for each agency to appoint team members that will have long-term commitments to this project. Switching team members during the project will reduce the ability of the CT to provide continuity and acceptable results to the building owner. Team members must maintain an ongoing supervisory position on this project. One team member shall be provided by each of the parties listed below:

1. Owner – Commonwealth of Kentucky Division of Engineering
2. Facilities Management Division – Owner’s Maintenance Engineer (FMD)
3. Commissioning Agent (CA) – Facility Commissioning Group (FCG)
4. Design Team – Engineer of Record (DT)
5. General Contractor – General Construction Trade Representative (GC)
6. Fire Protection Contractor – Fire Protection Trade Representative (FPC)
7. Fire Alarm Contractor – Fire Alarm Trade Representative (FAC)

Design Intent Document

The Design Intent Document (DID) represents a composite of design drawings, project specifications, submittals, change orders and industry standards, prepared by the designer of record, that describe the systems of this facility. References to design intent will be taken from the DID. The DID is an evolving manuscript maintained by the design professional to track and incorporate design alterations that occur throughout the construction process. Any industry standards used for this project will be specifically noted when referenced.

The CA will review the DID documents for commissioning provisions, functional performance, optimization of performance, accessibility, and O&M considerations

Commissioning Meetings

Commissioning meetings will be held in conjunction with progress meetings as necessary. The CA will be on site for the Cx meetings. Commissioning meetings will be used to address any problems that alter the design intent or affect the commissioning process. These meetings provide an open forum for exchange of ideas between contractors, vendors, designers, users and owners.

Resolution Tracking Forms (RTF)

The use of Resolution Tracking Forms is a method employed by the CA to monitor and record problems, their causes, and solutions. The use of these lists promotes communication between the installing contractors, design team, commissioning agent, and owner, in order to expedite their resolution in a timely manner.

The CA will regularly submit RTF’s to the CT in order to document and resolve deficiencies as quickly as possible. The frequency of RTF submission will be adjusted as project conditions dictate.

System Verification Checklists (SVC) / Manufacturer’s Checklists

The CA will write SVC’s based on the DID.  These tests will be created for systems and subsystems. See SYSTEMS INCLUDED IN THE COMMISSIONING PROCESS above. Draft copies will be submitted to the CT for review and comment prior to placement on the job site. A master copy of the SVC’s will be bound in a three-ring binder and placed on the job site for use by the installing contractors. No system will be started until the appropriate SVC’s have been completed.

The CA will review the SVC for each piece of equipment prior to start-up. Equipment will be released for start-up only after these checklists have been completed by the installing contractor and reviewed by the CA.

Prior to start-up, the CA must also review the equipment manufacturer’s checklists. These lists must be completed by the installing contractor, and reviewed by the CA before start-up can commence.

Start-Up

The CA will witness start-up of the fire pump and jockey pump. The appropriate contractors and/or manufacturer’s representative will be required on site to perform start-up. No system will be started until the appropriate SVC’s have been completed.  No system will be started until the manufacturer’s checklists have been completed. Start-up will be performed according to the manufacturer’s recommended procedures. The CA will visit the site to review completeness of installation in conjunction with progress meetings prior to starting equipment.

CT members involved in installation, fabrication, manufacturer, control, or designs of equipment are required to be present at the time of start-up. A factory- authorized technician will be on site to start equipment when required by the specifications. This will minimize delays in bringing equipment on line and expedite acceptable functional performance in accordance with the DID.

Functional Performance Tests (FPT)

The CA will write FPT’s based on the DID.  These tests will be created for  systems and subsystems. See SYSTEMS INCLUDED IN THE COMMISSIONING PROCESS above.

Each major system will be tested. This will be coordinated and witnessed by the CA and the owner’s maintenance staff. Witnessing the FPT’s will serve as a compliment to the O&M Training. No FPT’s will be performed until the system and related subsystems have been started and documented through point-to-point checklists and other documentation.

The Functional Performance Tests shall include fire protection equipment.

1. Sprinkler System:  The fire protection trade representative, with the CA and AHJ present, will demonstrate hydrostatic, operational and main drain testing of the system. These tests shall meet the requirements of NFPA 13 and the AHJ. The fire protection trade representative shall hydrostatically test the system, placing the system under a working water pressure of 200 psi for a period of 2 hours or by an approved method from the AHJ. A visual loss in gauge pressure or visual leakage shall be considered a failure in testing. The leak in the system shall be repaired and the system will require testing again in the same manner. The fire protection trade representative shall coordinate the operational testing with the fire alarm contractor.  The fire protection trade representative shall  open the inspector’s test connection, the water gong shall sound within 5 minutes and the fire alarm shall be initiated within 90 seconds. The fire alarm trade representative shall conduct a main drain test. The fire protection trade representative shall open the main drain and it shall remain open until the system stabilizes. The static and residual pressures shall be recorded.
   
   
2. Fire Pump: The fire protection trade representative, with the CA and AHJ present, will demonstrate acceptance testing of the fire pump system. The fire protection trade representative shall conduct the field acceptance test with the manufacturer’s representative according to NFPA 20. The fire protection trade representative shall provide all testing equipment. The fire protection trade representative, with the CA and AHJ, will demonstrate fire pump controller acceptance testing.
   
   
3. Jockey Pump: The fire protection trade representative, with the CA and AHJ present, will demonstrate acceptance testing of the jockey pump. The fire protection trade representative shall conduct the field acceptance test with the manufacturer’s representative according to NFPA 20. The fire protection trade representative shall provide all testing equipment. The fire protection trade representative, with the CA and AHJ, will demonstrate jockey pump controller acceptance testing.
   
   
4. Standpipe: The fire protection trade representative, with the CA and AHJ present, will demonstrate hydrostatic and flow testing of the system. These tests shall meet the requirements of NFPA 13, 14 and the AHJ. To hydrostatically test the system the fire protection trade representative shall place the system under a working water pressure of 200 psi for a period of 2 hours or by an approved method from the AHJ. The pressure shall be monitored using a pressure gauge installed at the top of each standpipe. A visual loss in gauge pressure or visual leakage shall be considered a failure in testing. The leak in the system shall be repaired and the system will require testing again in the same manner. The fire alarm trade representative shall coordinate the flow test with the local fire department. The flow test shall meet the requirements of NFPA 14 and the AHJ.
   
   
5. Fire Protection Vault: The fire protection trade representative, with the CA and AHJ present, will demonstrate a hydrostatic and flow test of the system. These tests shall meet the requirements of NFPA 13, 14 and the AHJ.
   

• Obtain O & M data on all equipment and assemble in binders using tabs as required. Submit to Engineer of Record for approval prior to the distribution completion stage.
• Conduct a maintenance orientation and inspection at the distribution completion stage. Update drawings to the record condition, to date, and review with the Commissioning Agent prior to the inspection.

• Participate in and schedule vendors and other Trade Representatives to participate in the training sessions set up by the Commissioning Agent.
• Conduct a maintenance orientation and inspection with hands on training. Update drawings to the record condition to date and review with the Commissioning Agent prior to the orientation.

• Provide written certification and completed Field Installation Verification forms and system verification checklists documenting that the following work has been completed in accordance with the plans and specifications and that they are functioning as designed. Where the work has been sub-contracted, the sub-Trade Representative shall be responsible for the initial certification with the Fire Protection Trade Representative re-certifying that he has inspected the work and that it has been completed and functioning as designed. This certification must be submitted to the Commissioning Agent prior to the final verification.
1. Correct labeling equipment, valves, drains and test locations.
2. Prevailing code compliance certified performance of fire protection system.
3. Reporting characteristics and installation of fire protection system complete and fully functional per contract documents.
4. Fire protection contractor’s material and test certificate for aboveground and below ground piping.

• Demonstrate the performance of each piece of equipment to the Commissioning Agent. Schedule sub-Trade Representatives as may apply to demonstrate the performance of the equipment and systems.
• Provide set of record as-built drawings to the Engineer of Record for inclusion into record documents.