Process Overview
Denver Water’s Commissioning Specification establishes the requirements, roles, procedures, and documentation necessary to successfully commission and startup capital projects. The specification defines a structured, multi-phase process—beginning with Pre-Operational Readiness Testing (Pre-ORT), followed by Operational Readiness Testing (ORT), Systems Acceptance Testing (SAT), and culminating in facility startup—to verify that all mechanical, electrical, instrumentation, control, HVAC, and process systems are correctly installed, integrated, tested, and capable of sustained operation. It is the intention of Denver Water to provide a preliminary Facility Commissioning and Startup (FCS) plan to the Contractor for multi-disciplinary complex projects. The Contractor is then responsible for the completed FCS plan and procedures submittal as outlined in the 01 91 00 (.01 and .02) specifications.
The specification assigns primary responsibility for commissioning and startup to a dedicated Commissioning Manager, outlines detailed planning and submittal requirements, and clearly defines the responsibilities of the Contractor, Engineer, and Owner. The overall objective is to ensure safe, reliable, and contract compliant system performance through documented testing and coordinated Owner acceptance prior to Substantial and Final Completion.
Key Components of the FCS Process
1. FACILITY COMMISSIONING AND STARTUP PLAN
The FCS Plan establishes a structured, phased approach for verifying that all facility systems are installed correctly, perform as designed, and operate reliably prior to Owner acceptance. The FCS plan integrates commissioning and startup activities with construction sequencing, safety requirements, and Owner operational constraints. This plan is managed by the Commissioning Manager. Once the FCS Plan is finalized, the Contractor will follow the FCS Plan to document the test results and submit to the Engineer.
2. START-UP PROCEDURES
Pre-ORT consists of documented quality control activities performed to confirm that equipment and systems are properly installed, complete, and safe for operational testing. This phase verifies completion of prerequisites including manufacturer services, Certificates of Proper Installation (COPIs), electrical and instrumentation testing, calibration, labeling, lubrication, and point to point checks.
ORT is a structured series of Contractor performed tests, witnessed by the Engineer, that verify mechanical, electrical, process, and control systems operate correctly and safely as integrated systems. ORT confirms control logic, interlocks, alarms, modes of operation, and Programmable Logic Controller (PLC) functionality, demonstrating readiness to advance performance testing and startup.
SAT is a performance-based testing phase conducted after ORT to demonstrate that individual equipment and systems meet specified operational, capacity, and control requirements. SAT verifies system performance under defined conditions, confirms instrumentation and control functionality, and establishes readiness for facility startup.
3. FACILITY COMMISSIONING AND STARTUP RECORD (CLOSEOUT)
The final FCS record includes the approved commissioning and startup plans and procedures; completed and signed test documentation for Pre-ORT, ORT, SAT, and startup; executed COPIs; control setpoint logs; and annotated as-built drawings. This comprehensive record provides formal verification of system performance and supports final acceptance and project closeout.
Reference materials and template procedures, discussed in the process above, have been listed below for use in the project’s FCS Plan:
Roles and Responsibilities Matrix
FCS Activities Relationship Chart (Specification 01 91 00.01, Supplement B)