Last edited 19 Apr 2018

BREEAM Seasonal commissioning


[edit] Aim and benefits

This is proved to be a valuable and crucial service for all building types, a building with fewer defects performs better.

The aim of seasonal commissioning is to observe the building services when they are run at their full load and ensure they perform as the were designed to.

A continuous support of the commissioning team during the first year reduces the operation and maintenance costs as the defect are identified and rectified in time and hence increasing the systems’ lifetime

Training undertaken as part of the commissioning helps the building occupants and facilities managers to better understand the functionality of the building and to ensure it continues to perform at optimum levels

[edit] When to consider

A commitment to carry out seasonal commissioning will be required at design stage. Seasonal commissioning should commence during the first 12 months after the building is occupied and take place during full load conditions (i.e. heating equipment in mid-winter and cooling/ventilation during summer) and part load conditions (spring/autumn)

[edit] Step by step guidance

The requirements of this credit are an extension of the normal responsibilities for a Contractor where there is a 12 months defects period in place under the contract and contributes to providing a soft-landing for the client/occupier.

The Contractor is required to confirm that a Specialist Commissioning Manager has been appointed to carry out seasonal commissioning during the first 12 months after occupation. Under the BREEAM criteria, there are a number of systems defined as complex and it unlikely that a single person will have sufficient experience to undertake this role for all systems. Therefore the Contractor may need to appoint more than one individual to this role.

Ideally, as part of the design stage, the Contractor should nominate named individuals to undertake this role in particular where the Man 04 credit on Commissioning Building Services has been targeted as the same people can carry out both roles. However, if this is not appropriate, commitment to make the appointment would be sufficient.

For simple systems, this role can either be undertaken by the Contractor or the client/occupier can nominate an individual from within their facilities management team to undertake the required activities. Where the client/occupier has nominated an individual to monitor the commissioning of the systems on their behalf, this person could also perform this role.

[edit] Questions to ask while seeking compliance

  1. Are Complex Systems present within the building design?
  2. Can the role of the Specialist Commissioning Manager appointed for Man 04 be extended to meet the requirements of this credit?

[edit] Tools and resources

BSRIA Commissioning guides and CIBSE Commissioning codes.

Knowledge Base Link for Man05: Aftercare:

[edit] Tips and best practice

Where a Building Management System is Specified the following procedures should be carried out:

  • The occupier is fully trained in the operation of the system.
  • All BMS graphics and schematics are fully functional and installed to user interface before handover.
  • The BMS/ controls installation should be running in auto with satisfactory internal conditions prior to handover.
  • In addition to air and water flow results, commissioning results include physical measures of air temperatures, off coil temperatures and other key parameters as appropriate.
  • Commissioning of air and water systems is carried out when all control devices are installed, wired and functional.

[edit] Typical evidence

[edit] Design Stage

Specification, contract clauses or appointment letter confirming commitment to carry out commissioning during the first 12 months of occupation. Where complex systems are installed, a specialist commissioning manager must be appointed.

[edit] Post Construction

Copies of appointment letter confirming seasonal commissioning responsibilities and seasonal commissioning schedules confirming what will be commissioned and when. Where seasonal commissioning has already taken place due to the timing of the post construction assessment, records and reports to confirm this has taken place should be provided.

[edit] Applicable Schemes

The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See this document for further guidelines.

This article originally created in a BREEAM Professionals workshop by Jane Morning, Tom Blois-Brooke, Tom Abbott and Azita Dezfouli

BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.

--Multiple Author Article 16:26, 19 Apr 2018 (BST)