In its basic form, commissioning means testing every device, process and procedure in an integrated systems solution to ensure the final specification operates as planned and according to the owner’s design. 


Often required by the building owner and the authority having jurisdiction (AHJ) to grant occupancy in the example of a fire solution, this final testing documents the system’s real-world functionality ­executed through stringent, true-to-life testing. Records are established, and sequences of action/operation and responses are noted. That’s great to get the new installation up to anticipated operating conditions. However, in advanced systems deployment, commissioning extends beyond the initial approval to ongoing, planned testing that regularly captures critical interoperability and ensures the ongoing viability and longevity of hardware and software. 


It’s not a one-time endeavor, but a lifetime process, said Sean A. Ahrens, CPP and security consulting services practice leader for Aon Global Risk Consulting (AGRC), Glenview, Ill. 


“Not only is commissioning important, but ongoing functionality testing is crucial,” he said.

AGRC provides third-party security/fire commissioning and testing for new and established systems. In some instances, the third-party review may be undertaken years after a system installation to address a security breach or simply to verify the functionality of security or life-safety systems for existing and new tenants or facility owners. 


Regular testing and evaluation


“Every building owner needs to be assured that the system is meeting the original specification and also ascertain the lifespan of the solution and perhaps suggest necessary upgrades,” Ahrens said. “You need to test for the life of the system­—not just in the commissioning phase—at specific intervals to assess the longevity of the system.”


With technology integration occurring at warp speed, there’s always a consequence to any sequence of events/operation. For example, if a security system alarm goes off, lighting may automatically engage. Or lighting controls, connected to occupancy sensors, will turn on or off depending on whether someone enters a specific area of the building or engages an access-control device to gain entry. 


Scott Hanna, vice president of service solutions for Lutron Electronics Co. Inc., Coopersburg, Pa., said there are two normally accomplished processes to get building systems up and running: systems startup and commissioning.


“The accurate definition of commissioning is an independent, third-­party hired by the owners or the owner’s rep or general contractor to verify compliance with conformance specifications, and that’s intended to be an independent agent and not a manufacturer or installer,” Hanna said. 


Lutron provides startup services for its lighting controls. The first stage begins prior to construction and includes an examination of drawings, outlining the scope of work and conducting a prewire walk-through. This is designed to assist the electrical contractor (EC) in making sure installation goes as smoothly as possible, without having to rework or redesign the installation when in progress. 


The second stage happens after components, devices and controls are installed. Lutron field service staff visit the site to determine and verify proper wiring and installation, perform programming and device configuration. 


The third stage is end-user training on operations and maintenance.


“These three services are critical to electrical contractors so that they can accomplish a job on time and on budget and minimize their risk,” Hanna said.


System sophistication dictates checkups


As systems have become more sophisticated, startup, commissioning and testing have become more essential.


“Digital addressable control systems don’t wire like a relay panel,” Hanna said. “It’s more about data and communications and, to some extent, even networking. Now even lighting starts to look like a software-driven IT system. But unfortunately, if not done right, the interfacing with IT might not get addressed until the end of a job specification. We address integration, IT integration and networking along with other building systems integration early on in the preconstruction stages.”


Testing and commissioning of integrated systems solutions—everything from security, to fire, building automation, lighting and more—is sometimes glossed over as a final necessary action. It’s become even more important and pronounced now that once-­disparate technologies are increasingly integrated and sophisticated. Today, more sensors, devices, hardware and software than ever must be tested to see how individual components work and how they perform together and affect the entire solution.


It’s definitely not an individual sport but a team effort. Everyone who has a part in the job specification—whether it’s a new installation or an upgrade—must be committed to the fact that the final result needs to be a fully operational system that serves the needs of the end-user and can be counted on for reliable operation once occupancy has been granted. That means architects, general contractors, systems contractors, end-­users, installers and all stakeholders must be on board. Products must be tested and inspected and adhere to the specification; of course, quality manufacturing and support is critical. The entire ecosystem of the system solution in commissioning gauges the performance of the facility as a whole against the owner’s project requirements.


Commissioning is a painstaking process and can take days to finalize, especially when it comes to complicated fire-protection systems, said Rich Pawlish, SET, managing director of the Chicago regional office of Aon Fire Protection Engineering, Lincolnshire, Ill.


“Commissioning should absolutely be part of every project, especially fire systems. It’s one of the most important elements in the process and every single device must be tested,” he said.


Testing and commissioning can include acceptance and compliance testing as well as troubleshooting and predictive and preventative maintenance plans. For the EC, testing and commissioning protects the integrity of the contracting relationship and the interests of the clients and their buildings. Not only is it critical to the safety and security of the workplace, but also the documentation produced provides a baseline for long-term maintenance and problem-solving—an invaluable tool for technicians and engineers.


“The owners spend a lot of money on the system design, so commissioning is one of the most important parts of the design/build process,” Pawlish said. “Because system designs have become more robust and technologically advanced, each device and the system’s sequence of operation goes through a series of steps in programming. It’s critical that the entire solution is tested individually and as a whole to ensure the program is correct. For example, in the event of a fire, ensure that elevators recall, doors unlock and [heating, ventilating and air conditioning] units shut down.”


According to Primary Integration Solutions, Charlotte, N.C., levels of commissioning include the following:


Level 1—factory witness testing: This provides a clearly defined test protocol in the test specification to ensure each supplier provides a common test program that allows a better comparison of each manufacturer’s value proposition.


Level 2—site acceptance inspection: Equipment delivered to the job site is the responsibility of the installing contractor; however, it also provides an opportunity to verify all components are intact and well-received.


Level 3—prefunctional testing and startup: This is the responsibility of the installing contractor and manufacturer-authorized technician; ­project-specific checklists are usually prepared by the general contractor or installing contractor and distributed to all contractors.


Level 4—functional performance testing: This verifies equipment and system operations and uncovers any lingering issues, although many would have been identified earlier.


Level 5—integrated systems testing: This performance demonstrates the systems as they operate fully and with associated response under equipment duress or other operating conditions.


Startup, preconfiguration, commissioning and regular testing over the life of the installed system makes a difference in its integrity. When performed properly, they will provide a better result for every trade and, especially, the facility personnel or building owner.