Man 04 Commissioning and handover

(all buildings)

Number of credits available	Minimum standards
4	Yes

Aim

To encourage a properly planned handover and commissioning process that reflects the needs of the building occupants.

Assessment criteria

This issue is split into four parts:

Commissioning and testing schedule and responsibilities (1 credit)
Commissioning building services (1 credit)
Testing and inspecting building fabric (1 credit)
Handover (1 credit)

The following is required to demonstrate compliance:

One credit - Commissioning and testing schedule and responsibilities

There is a schedule of commissioning and testing that identifies the appropriate commissioning required for the scope of works. The schedule includes a suitable timescale for commissioning and recommissioning of building services and control systems, as well as testing and inspecting the building fabric.

The schedule will identify the appropriate standards that all commissioning activities will be conducted in accordance with. This will include national best practice commissioning codes or other appropriate standards, where applicable. Where a building management system (BMS) is specified, refer to compliance note CN3.2 on BMS commissioning procedures.

An appropriate project team member is appointed to monitor and programme pre-commissioning, commissioning and testing. Where necessary, this will include recommissioning activities on behalf of the client.

The principal contractor accounts for the commissioning and testing programme, responsibilities and criteria within their budget and the main programme of works. The programme shall allow for the required time to complete all commissioning and testing activities prior to handover.

One credit - Commissioning building services

The commissioning and testing schedule and responsibilities credit is achieved.

For complex building services and systems, a specialist commissioning manager is appointed during the design stage (by either the client or contractor) with responsibility for:

6.a

Undertaking design reviews and giving advice on suitability for ease of commissioning

6.b

Providing commissioning management input to construction programming and during installation stages

6.c

Management of commissioning, performance testing and handover or post-handover stages.

6.d

For simple building services, this role can be carried out by an appropriate project team member (see criterion 3), provided they are not involved in the general installation works for the building services systems.

One credit - Testing and inspecting building fabric

The commissioning and testing schedule and responsibilities credit is achieved.

The integrity of the building fabric, including continuity of insulation, avoidance of thermal bridging and air leakage paths is quality assured through completion of post-construction testing and inspection. Dependent on the building type or construction, this can be demonstrated through the completion of a thermographic survey, as well as an airtightness test and inspection (see compliance notes CN3.3 and CN3.4. The survey and testing is undertaken by a suitably qualified professional (see Relevant definitions) in accordance with the appropriate standard.

Any defects identified in the site inspection, thermographic survey and the airtightness testing reports are rectified prior to building handover and close out. Any remedial work must meet the required performance characteristics for the building or element as defined at the design stage.

One credit - Handover

A building or home user guide is developed, prior to handover for distribution to the building occupiers and premises managers (see Relevant definitions). A draft copy is developed and discussed with users first (where the building occupants are known) to ensure the guide is most appropriate and useful to potential users.

A training schedule is prepared for building occupiers or premises managers, timed appropriately around handover and proposed occupation plans, which includes the following content as a minimum:

11.a

The design intent of the building

11.b

The available aftercare provision and aftercare team main contacts, including any scheduled seasonal commissioning and post occupancy evaluation

11.c

Introduction to, and demonstration of, installed systems and key features, particularly BMSs, controls and their interfaces, to ensure they are fully conversant with the detailed operation of the building

11.d

Introduction to the building user guide and other relevant building documentation, e.g. design data, technical guides, maintenance strategy, operations and maintenance (O&M) manual, commissioning records, log book etc.

11.e

Maintenance requirements, including any maintenance contracts and regimes in place.

Checklists and tables

None.

Compliance notes

Ref	Terms	Description
Shell and core (non-residential and residential institutions only)
CN1	Applicable assessment criteria	Commissioning and testing schedule and responsibilities, commissioning building services, criteria 1 to 6 Shell only: These criteria are not applicable. Shell and core: With regard to the scope of services being specified or installed, all criteria relevant to the building type and function apply. Testing and inspecting building fabric, criteria 7 to 9 Shell only: criteria 8 and 9 Shell and core: All criteria relevant to the building type and function apply Handover, criteria 10 and 11 Shell only: These criteria are not applicable. Shell and core: Criterion 10 only is applicable. The guide includes, as far as possible, all relevant sections regarding the services and fabric installed. On completion of works the building owner, agent or user hands it over to the fit-out contractor, who can then complete the relevant sections based on the fit-out strategy. Refer to Appendix D – Shell and core project assessments for a more detailed description of the shell and core assessment options.
Residential - Partially fitted and fully fitted
CN2	Applicable assessment criteria - Single dwellings	Commissioning and testing schedule and responsibilities, commissioning building services, criteria 1 to 6 Both options: These criteria do not apply. Testing and inspecting building fabric, criteria 7 to 9 Both options: These criteria do not apply. Handover, criteria 10 and 11 Both options: Criterion 10 only is applicable. Refer to Appendix E – Applicability of BREEAM New Construction to single and multiple dwellings, partially and fully fitted for a more detailed description of residential assessment options.
CN2.1	Applicable assessment criteria - Multiple dwellings	Commissioning and testing schedule and responsibilities, commissioning building services, criteria 1 to 6 Partially fitted: With regard to the scope of services being specified or installed, all criteria relevant to the building type and function apply. Fully fitted: All criteria relevant to the building type and function apply. Testing and inspecting building fabric , criteria 7 to 9 Both options: All criteria relevant to the building type and function apply. Handover, criteria 10 and 11 Partially fitted: The home user guide includes, as far as possible, all relevant sections regarding the services and fabric installed. Fully fitted: All criteria relevant to the building type and function apply. Refer to Appendix E – Applicability of BREEAM New Construction to single and multiple dwellings, partially and fully fitted for a more detailed description of residential assessment options.
General
CN3	National best practice commissioning codes	Please refer to the Approved Standards and Weightings List (ASWL) to locate the appropriate national building regulations and best practice commissioning codes in the county of assessment. Alternatively, please demonstrate that the minimum requirements as set out in the Approved standards and weightings list are covered by the proposed documents. Where appropriate commissioning codes do not exist for a country, the design team should demonstrate compliance with the UK or European standards as listed in each relevant country reference sheet.
CN3.1	Process-related equipment. See criterion 2.	Any process or manufacture-related equipment specified as part of the project may be excluded from the assessment of the commissioning credits, except where they form an integral part of the building HVAC services, such as some heat recovery systems.
CN3.2	BMS commissioning procedures. See criterion 2.	Where a BMS is specified, the following commissioning procedures must be carried out: Commissioning of air and water systems is carried out when all control devices are installed, wired and functional In addition to air and water flow results, commissioning results include physical measurements of room temperatures, off-coil temperatures and other key parameters, as appropriate The BMS or controls installation should be running in auto with satisfactory internal conditions prior to handover All BMS schematics and graphics (if BMS is present) are fully installed and functional to user interface before handover The occupier or facilities team is fully trained in the operation of the system.
CN3.3	Scope of the thermographic survey	The thermographic survey must cover 100% of the treated spaces, unless it is a large complex building (see CN3.4), and ensure that all elements of the building fabric that enclose an internal heated or conditioned (treated) zone of the building will be tested. This includes internal walls separating treated and untreated zones.
CN3.4	Thermographic survey of large complex buildings	In the case of large and complex buildings, e.g. airports, large hospitals and high-rise buildings, it may be impractical for the thermographic survey and air tightness testing to cover 100% of the building. Where a complete thermographic survey is deemed impractical by a Class/Category II thermographic surveyor, the guidance in air tightness standard ISO 9972:20151 should be followed on the extent of the survey and testing.
CN3.5	Appropriate standards for thermal imaging and air leakage testing (where applicable)	ISO 6781-3:2015 Performance of buildings - Detection of heat, air and moisture irregularities in buildings by infrared methods – Part 3: Qualifications of equipment operators, data analysts and report writers. The other parts of this standard are still under development; until they are published the previous version will be applicable. ISO 6781:1983 Thermal performance of buildings - Qualitative detection of thermal irregularities in building envelopes - Infrared method. ISO 9972:2015 Thermal performance of buildings - Determination of air permeability of buildings - Fan pressurisation method.
CN3.6	Requirement for a thermographic survey AND air tightness testing	The requirement for this credit is to ensure continuity of insulation, and avoidance of thermal bridging and air leakage paths. How this is achieved is up to the judgment of the suitably qualified professional. Therefore there is no requirement to carry out both, unless this has been deemed necessary by a suitably qualified professional.
CN3.7	Remediation work	Any remediation work undertaken, resulting from a thermographic survey and air tightness test of the building, should be robust and durable, i.e. the remedial work must have the same performance characteristics and life expectancy of the surrounding elements. Where any defects are identified that relate to aspects that are outside of the scope of refurbishment works, these do not need to be remediated, e.g. where testing highlights that glazing has defects, but was not included in the scope of refurbishment works.
CN3.8	Thermographer qualification	The thermographic survey is normally undertaken by a suitably qualified professional classified and qualified as a Class/Category II in thermography (see Relevant definitions). Where a Class/Category II thermographer is not available at the site, the survey may be undertaken by a Class/Category I thermographer and then the images interpreted by a Class/Category II thermographer.
CN3.9	Distribution of Home user guide for residential buildings	The Home user guide must be supplied to all dwellings in a development. Where the development is divided into multiple dwellings and whenever there are communal systems and features in place, one central building user guide should be provided covering the scope of the building owner or manager controlled areas and responsibilities. A separate building user guide should be provided for each individual dwelling with content appropriate to the residents and their interaction with the building and its systems.

Methodology

None.

Evidence

Criteria	Interim design stage	Final post-construction stage
Commissioning and testing schedule and responsibilities, commissioning building services
1–6	Project budget. Programme of works. Appointment letter or commissioning responsibilities schedule. Relevant section or clauses of the building specification or contract. Main contractor's programme. Commissioning schedule.	Commissioning records or reports. Main contractor's programme. Commissioning schedule.
Testing and inspecting building fabric
7–9	Drawings clearly marked with the line of the thermal insulation barrier AND Confirmation that these details have been checked to verify the continuity of the thermal barrier.	Thermographic survey or air leakage report. Thermographic qualification (if applicable) OR Evidence of inspection to confirm continuity of the thermal barrier during the construction process. Confirmation of remedied defects identified by either the thermographic survey or air tightness testing.
Handover
10–11	Relevant section or clauses of the building specification or contract. OR A letter of commitment from the client or developer.	A copy of the building or home user guide. Written confirmation from the design team or client that the guide has been, or will be, distributed to the building’s owner, tenants or fit-out contractor (for completion), as appropriate. Copy of the training schedule, with confirmation that it was (or will be) issued to the relevant people at the required time.

Additional information

Relevant definitions

Building user guide

Dedicated building or site-specific guidance for the non-technical building user. The purpose of the guide is to help building users access, understand and operate the building efficiently and in a manner in keeping with the original design intent. A building user guide should be written so that it will provide easily accessible and understandable information relevant to the following stakeholders:

The building's staff (or where relevant, residents)
The non-technical facilities management team or building manager
Other building users, e.g. visitors, community users.

The content of the guide will be specific to the building type and end users, but broadly should include information on the following:

Overview of the building and its environmental strategy, e.g. energy or water or waste efficiency policy or strategy and how users should engage with and deliver the policy or strategy
Building services overview and access to controls, e.g. where to find them, what they control, how to operate them effectively and efficiently etc.
Pre-arrival information for visitors, e.g. access and security procedures and provisions
Provision of, and access to, shared facilities
Safety and emergency information and instructions
Building related operational procedures specific to the building type or operation, e.g. laboratories
Building related incident reporting and feedback arrangements
Provision of, and access to, transport facilities, e.g. public transport, cyclist facilities, pedestrian routes etc.
Provision of, and access to, local amenities
Re-fit, refurbishment and maintenance arrangements and considerations
Links, references and relevant contact details.

There is no requirement on the format the building user guide should take.

Complex systems

These include, but are not limited to, air-conditioning, comfort cooling, mechanical ventilation, displacement ventilation, complex passive ventilation, BMS, renewable energy sources, microbiological safety cabinets and fume cupboards, cold storage enclosures and refrigeration plant.

Home user guide

The aim of the Home user guide is to ensure the appropriate provision of guidance for the non-technical building user, so they can access, understand and operate the building efficiently and in a manner in keeping with the original design intent.

The guide should provide information relevant to the following stakeholders:

The building’s residents
The non-technical facilities management team or building manager
Other building users, e.g. visitors or community users.

The section titles of the Home user guide are provided below. For further details on the scope or content of the guide refer to Checklist A2.

Part 1 – Operational issues

Environmental strategy, design and features
Energy
Water use
Recycling and waste
Links, references and further information
Provision of information in alternative formats.

Part 2 – Site and surroundings

Recycling and waste
Sustainable (urban) drainage systems (SuDS)
Public transport
Local amenities
Responsible purchasing
Emergency information
Links, references and further information.

Suitably qualified professionals - thermographic survey and airtightness testing

Airtightness testing: professionals with membership of an organisation maintaining accreditation by the relevant Accreditation Body (to fulfil the requirements of ISO 17024), or a nationally recognised competent persons scheme, e.g. ATTMA.

Thermographic survey: professionals holding a valid Category II in thermography, as defined by ISO 18436-7:2014 or Class II in infrared thermography as defined by ISO 6781-3:2015.

Other information

Thermal bridging assessments

It is good practice to carry out thermal bridging assessments at the design stage. This is encouraged through building regulations for energy conservation by allowing the use of actual values in the energy calculation, which could make a significant improvement over using the default values in the National Calculation Methodology. This is reflected in Ene 01 Reduction of energy use and carbon emissions, so no additional credit is offered within this issue for thermal bridging assessments. However, good thermal bridging design and assessment will contribute to successful building fabric testing results and the associated credit.