Table 1: Outline building brief: building commissioning, completion and ongoing building operation

1.0

Design and documentation review and the appointment of a commissioning agent.

MAN 4

The overall design shall be progressively reviewed by the tenant’s representative at the 60%, 90% and 100% base building and fit-out stages.

An independent commissioning agent shall be appointed by the developer / building owner to proactively manage and verify the commissioning process.

The commissioning agent shall also review the services design for commissionability and maintainability at the 60%, 90% and 100% stages and shall submit a commissioning plan and programme for the building. The commissioning agent shall report progressively and concurrently to the developer / building owner and the tenant.

At completion of the design and in addition to the normal design documentation, the services consultants shall summarise the design intent and performance requirements into a stand-alone document for the commissioning agent, the installing subcontractors and the building operators.

2.0

Testing and commissioning

Minimise energy use and maximise air quality by fully commissioning the building prior to occupation

MAN 2

Commissioning of the building shall meet the requirements of the Ministry for the Environment’s Best Practice Approach to Building Commissioning, Completion and Ongoing Operation and shall be in accordance with appropriate CIBSE/BSRIA codes, New Zealand standards and NZGBC Green Star management clauses.

The commissioning agent shall manage and verify the commissioning process and report the results to the developer/building owner and tenant concurrently.

The commissioning shall be properly allowed for and programmed from the outset. All the principal commissioning activities shall be completed prior to the tenant’s soft fit-out.

Final commissioning prior to occupation shall include a two-week continuous controlled run period and a concurrent overnight elevated bake-out period following soft fit-out of the office floors.

3.0

Clearance of defects

All significant building defects shall be cleared prior to the tenant’s soft fit-out and shall not interfere with access to and completion of the soft fit-out works.

4.0

Operator/user training

Structured training in the sustainable use of the building and its operation shall be provided to facilities management staff and nominated tenant staff representatives prior to handover.

5.0

Operating and maintenance documentation

MAN 5

Two bound copies of tailored operating and maintenance documentation shall be provided in hard copy and Word or PDF electronic format.

Two copies of A1 and A3 as-built drawings shall be provided in hard copy and AutoCAD or PDF format.

In addition to the above, the services consultant(s) shall provide two bound copies of a high-level, user-friendly building user guide in hard copy and Word or PDF electronic format. This shall include the basis of the design, load summaries, design narrative, design drawings and acceptance criteria.

6.0

Acceptance and handover for occupation by the tenant

The building shall not be accepted for practical completion until the following deliverables are available:

• a report from the independent commissioning agent to verify the pre-handover commissioning process is complete, with the exception of post-occupancy fine turning

• proof that the commissioning of the building meets the requirements of Green Star MAN 2, MAN3, MAN 4 and MAN 5

• all necessary producer statements and certificates of compliance

• a “complete for review” set of all as-built drawings

• a “complete for review” set of all O&M manuals and a building user guide.

• training of building operating staff has been completed.

• a statement from all consultants that the contract works are in their opinion complete and acceptable for occupation

• acceptance from the Insurance Council for fire services

• final inspection report from the territorial authority, including their documentation requirements for the Code Compliance Certificate application

• confirmation that the builder has lodged the Code Compliance Certificate application, and copies of the application have been passed to the developers/building owners for acceptance

• provision of all written guarantees required to be obtained by the builder under the outline building brief.

7.0

Post-occupancy fine-tuning, review and performance testing the mix of building systems and occupants

Ongoing optimisation of all building systems

MAN 3

An environmental management plan (EMP) shall be provided to structure the approach to the sustainable operation of the building.

The building services are required to be fine-tuned initially on a monthly basis for the first three months and then on a quarterly basis during the first year of operation. Results and remedial actions shall be reported by the commissioning agent to the building owner and tenant concurrently. The tenant will maintain a log of any operational issues/faults to assist with this process.

Monthly energy and water audits using the building’s metering shall be carried out and reconciled with performance targets. Results and remedial actions shall be reported by the independent services commissioning agent to the building owner and tenant concurrently.

The tenant will be carrying out an independent post-occupancy evaluation 6 months after occupation and shall make the results of this available to the building owner to identify any residual issues in terms of occupancy comfort and satisfaction.

8.0

Facilities management and ongoing operation and maintenance

Maintenance contracts shall be let within three months of completion for ongoing preventive maintenance.

Ongoing commissioning shall occur throughout the lease period as a result of the yearly energy and water audits and a three-yearly building audit. Any re-commissioning required as a result shall be carried out and the documentation updated. An audit of the building shall be carried out on a three-yearly basis by an independent consultant(s) who shall report to both the building owner and the tenant concurrently. This shall review the condition and performance of the building in relation to the requirements and performance measures of the building performance specification (BPS). The review shall also include all tenancies and any impact of any subsequent fitting out work since completion or the last audit. The need for any corrective actions such as partial re-commissioning to restore operational performance shall be identified.