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Cx
Below is a concise glossary of terms of art commonly used in the new-building commissioning (Cx), inspection, and certification process. These are drawn from standards such as ASHRAE Guideline 0, ASHRAE Standard 202, LEED v4/BD+C, IECC, IBC, and industry bodies (USGBC, ACG, BCA, NIBS, etc.).
A. Commissioning Phases & Processes
TermDefinitionCommissioning (Cx)A quality-oriented process for verifying that building systems are planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements (OPR).Owner’s Project Requirements (OPR)Document defining the owner’s functional, performance, and sustainability goals for the project.Basis of Design (BOD)Designer’s narrative explaining how the OPR will be met through selected systems and strategies.Pre-Functional Testing (PFT)Checklist-based verification that equipment is installed correctly and ready for functional testing (e.g., duct leakage, insulation continuity).Functional Performance Testing (FPT)Scripted testing of systems under load to confirm they meet OPR/BOD (e.g., chiller at 100% capacity, VAV reheat modulation).Integrated Systems Testing (IST)End-to-end testing of multiple interacting systems (e.g., fire alarm + HVAC shutdown + emergency power).Retro-Commissioning (RCx)Cx applied to existing buildings (not new construction).Re-CommissioningPeriodic Cx of previously commissioned systems.B. Commissioning Roles
TermDefinitionCommissioning Authority (CxA)Independent third-party (or in-house) responsible for managing the Cx process.Commissioning Provider (CxP)Synonym for CxA; often used in LEED.Commissioning TeamIncludes CxA, owner, designers, contractors, TAB firm, controls contractor, etc.C. Inspection & Acceptance Terms
TermDefinitionSubstantial CompletionStage when the building is sufficiently complete for occupancy (per AIA A201). Cx FPT usually occurs after this.Certificate of Occupancy (CO or C of O)Issued by the Authority Having Jurisdiction (AHJ) after life-safety and code inspections pass.Punch ListList of minor defects to be corrected before final acceptance.Beneficial OccupancyOwner begins using the building before full completion (triggers warranty clock).Final AcceptanceFormal sign-off after all punch list items, FPT, and training are complete.D. Certification & Verification Programs
TermDefinitionLEED CertificationUSGBC third-party verification of sustainability performance; includes Enhanced Commissioning (Option 1 or 2).Enhanced Commissioning (EAc2)LEED credit requiring CxA review of OPR/BOD, systems manual, and 10-month post-occupancy review.WELL CertificationFocuses on occupant health; includes Fundamental Commissioning of air/water systems.Energy Star Portfolio ManagerEPA benchmarking; often requires TAB report and Cx verification.IECC Compliance PathInternational Energy Conservation Code; allows Performance Path with Cx or Prescriptive Path with inspections.Title 24 (California)Requires Acceptance Testing by certified ATT (Acceptance Test Technician) for lighting, HVAC, envelope.E. Testing, Adjusting, Balancing (TAB)
TermDefinitionTesting, Adjusting, and Balancing (TAB)Process to ensure HVAC airflow, water flow, and temperatures match design (AABC, NEBB, TABB standards).TAB ReportCertified document required for Cx, LEED, and code compliance.Certified TAB TechnicianCredential from AABC, NEBB, or TABB.F. Documentation Deliverables
TermDefinitionCommissioning PlanRoadmap of Cx scope, schedule, and responsibilities.Commissioning ReportFinal summary of all tests, issues, and resolutions.Systems ManualO&M manuals + BOD + as-built sequences + recommissioning plan (required by LEED, ASHRAE 202).Training Plan & RecordDocumentation that owner staff were trained on systems operation.G. Code & Authority Terms
TermDefinitionAuthority Having Jurisdiction (AHJ)Local building official, fire marshal, health department, etc.Special InspectionsThird-party inspections required by IBC Chapter 17 (e.g., structural steel, fireproofing).Statement of Special InspectionsIBC-required plan listing all special inspections.Third-Party VerificationIndependent review (e.g., LEED, ENERGY STAR, HERS rating).Quick Reference Flow (New Construction)
- OPR → BOD → Cx Plan
- Design Review (CxA)
- Submittals & PFT
- TAB → FPT → IST
- Training & Systems Manual
- Final Cx Report → Substantial Completion → CO
- 10-Month Warranty Review (LEED Enhanced Cx)
Let me know if you need templates, checklist examples, or jurisdiction-specific terms (e.g., NYC LL87, California Title 24).
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