The Hidden Value of Commissioning: Why It’s Not Just a One-Time Task

Introduction: Beyond the Final Inspection

In the lifecycle of a facility, there is often a misconception that the work is done once construction concludes. However, while the design and construction teams may move on, the life of the building is just beginning. Research indicates that if commissioning is viewed merely as a method to ensure a contractor produces an acceptable outcome, the potential for long-term value is lost. Conversely, if commissioning is viewed as an investment in improved building performance—functionally, economically, and environmentally—the logic of continuing the process into the operating life of a project becomes "inescapable".

The reality is that buildings are dynamic entities. Without ongoing oversight, resources are wasted, and environmental conditions within the building noticeably degrade. To combat this, the industry has defined Ongoing Commissioning (OCx). This is not a new project but a continuation of the initial commissioning processes during the occupancy and Operations and Maintenance (O&M) phase. OCx verifies that a project continues to meet current and evolving Owner's Project Requirements (OPR). By shifting the perspective from a one-time checklist to a continuous lifecycle process, facility owners can secure benefits that maintain, improve, and even truly optimize facility performance over time.

1. What Is Commissioning, Really?

To understand the value of ongoing commissioning, we must first clarify what commissioning is—and what it is not. It is not, and cannot possibly be, a "week-long special event".

Core Definition Commissioning is a systematic quality assurance process. Through planning, testing, and verification, it ensures that a building meets the Owner’s Project Requirements (OPR) and that the owner achieves a successful construction project. It is the process of assuring that all systems and components of a building are designed, installed, tested, operated, and maintained according to the operational requirements of the developer, owner, or end user.

More Than Just Testing While testing is a component, the process is far more comprehensive. It serves as a means of ensuring that a building owner gets the quality of facility that is expected and deserved. The official definition of "Total Building Commissioning" describes a systematic process of assurance by verification and documentation, spanning from the design phase to a minimum of one year after construction. This process ensures that all facility systems perform interactively in accordance with the design documentation and intent.

The verifications, benchmarking, and documentation provided by the conventional commissioning process serve as an excellent and necessary foundation for future efforts. Essentially, commissioning guarantees proper system performance and renders the desired benefits of an efficient system design.

2. The Traditional One-Time View vs. The Reality of Ongoing Value

The Common Misconception There is a powerful conceptual break that occurs when an owner assumes responsibility for the use of a building—shifting from acquiring a facility to using it. Unfortunately, this transition point is often mistakenly viewed as the end of the commissioning process. Many believe there is no reason to continue the process once the design team and contractor are no longer involved.

Why This Is Incorrect This traditional view fails to account for the evolving nature of facilities.

Buildings Evolve: As a building is used over time, the basic function of large areas of the building may be altered.
Systems Degrade: Performance expectations can deteriorate, a decline often tied directly to how the building is operated and maintained. Without intervention, resources are wasted.
Knowledge Loss: Changes in operational personnel often result in a loss of the institutional knowledge necessary to maintain the building’s performance and meet occupants' needs.

Most experts recommend that commissioning activities continue into the usage phase at least until all warranties have expired—and often much longer. The intent of ongoing commissioning remains the same as conventional commissioning: to ensure that the Owner’s Project Requirements are met.

3. The Three Core Phases of Commissioning—and Why They Aren’t Enough

The commissioning process is typically structured around the project delivery phases, but stopping at the traditional handover point leaves value on the table.

Predesign and Design Phase: This commissioning process step begins early. The Owner's Project Requirements (OPR)/Employer Requirement (ER) document is the foundation of the process. This formal document describes what constitutes a successful project from the owner's perspective. During these early phases, the commissioning plan defines the expected scope and establishes a budget.
Construction Phase: During construction, the process involves confirming the incorporation of commissioning requirements into construction documents and verifying system performance. Checklists are used to ensure the verification process is well-structured, ensuring critical issues are not overlooked.
Occupancy/Operations Phase (The Missing Link): The occupancy and operations phase is where the focus shifts from verification of design decisions to systems operations and benchmarking. While the initial commissioning ensures systems are installed correctly, the "missing link" is the continuation of this rigor into daily operations.

Ongoing commissioning (OCx) fills this gap. It verifies that a project continues to meet current and evolving requirements. Activities for OCx occur throughout the life of the facility; some are continuous in nature, while others are scheduled or unscheduled. If commissioning is looked at as an investment, the logic of continuing the process into the operating life of a project is undeniable.

4. Why Ongoing Commissioning Delivers the Real Value

The true value of commissioning is realized when it is treated as a continuous activity that optimizes performance, reduces waste, and improves the environment for occupants.

Continuous Monitoring & Optimization: Ongoing commissioning allows for the identification of performance reductions, which typically fall into categories such as operator error, system malfunction, or deterioration of system components. Monitoring-based ongoing commissioning identifies the cause of this deterioration so recommendations can be made for correction. Good ongoing commissioning also includes predictive elements, identifying issues before they result in system failure.
Preventative Maintenance & Early Issue Detection: Effective OCx helps shift facilities away from reactive maintenance. Unfortunately, many buildings today still rely on reactive maintenance—fixing things only after they break. OCx facilitates a plan for corrective actions for both the short and long term. If there is a significant gap between the complexity of the systems and the knowledge level of the O&M staff, the building will not be maintained properly regardless of how well it was constructed. OCx bridges this gap by ensuring maintenance personnel are trained to understand and operate technical systems.
Energy and Cost Savings: The economic benefits of this process are significant. Studies on green office value in the United States have shown payback times for these investments ranging from 1 to 5 years in existing buildings and 1 to 10 years in new buildings. Operational tracking of parameters like water consumption and waste generation can reduce the total cost of ownership and increase building value. Furthermore, the economy of operation improves as the building operates with optimum parameters across different seasons.
Improved Indoor Environmental Quality & Occupant Comfort: Commissioning contributes directly to user health. For example, high ultra-fine particulate levels in ambient air are a major challenge, sometimes reaching levels 5-15 times higher than recommended limits. Proper commissioning of ventilation and filtration systems is essential to manage these risks.
Furthermore, there is a strong coupling between occupant behavior and building performance. Different occupant behaviors require different technical solutions. Intelligently integrating manually operable controls—such as thermostats, windows, and blinds—into the Building Automation System (BAS) can contribute significantly toward optimizing both Indoor Environmental Quality (IEQ) and energy efficiency.
Data-Driven Decision Making (Smart Buildings): Implementing ongoing commissioning practices within operations is a key step in creating a "smart building". By leveraging data monitoring and measurements, facility managers can enable monitoring-based ongoing commissioning. This includes continuous monitoring of performance parameters and automated testing of systems as part of the BMS.

5. Key Elements of an Effective Ongoing Commissioning Program

To succeed, ongoing commissioning requires a structured approach. Developing an "Ongoing Commissioning Plan" is the appropriate first step.

Regular Revalidation and Monitoring: The plan should focus on the operation of critical systems, such as ventilation (fresh air units), cooling systems (chillers and towers), and heating systems. It involves the continuous monitoring of performance parameters and periodic measurements . Annual follow-up is needed for these systems to ensure they remain within performance targets
Corrective Action and KPIs: An effective plan establishes long and short-term goals, including Key Performance Indicators (KPIs). The strategy should include updated KPIs, target values, and financial budgeting for repairs and retrofits. Targets need to be concrete, verifiable, and measurable to serve as a benchmark for operation.
Updated Documentation (The "Living" OPR): As a building changes, so must its documentation. All changes to the building's function should be captured in an updated Owner’s Project Requirements (OPR) document. Using the original OPR as a starting point, it is converted into the Current Facility Requirements (CFR). This CFR documents the changes the owner needs to match their daily mission and guides future project teams. Additionally, the Commissioning Log-book serves as an official, ongoing record of issues, concerns, and resolutions compiled by the team.
Dedicated Commissioning Team: The commissioning team should, at a minimum, consist of the project manager, commissioning engineers, technicians, contractors, and customer representatives. This team is expected to convene regularly scheduled meetings to adapt to current circumstances.
Performance Metrics & Reporting: The plan must include detailed reporting requirements. This includes tracking energy and water use (total and sub-metering), BMS alarm plans with response protocols, and automated test forms.

6. Implementation Models: Retrocommissioning vs. Continuous Oversight

It is important to distinguish between the different types of commissioning that occur after construction.

Retrocommissioning (RCx): Retrocommissioning is the systematic investigation process applied to existing buildings to improve and optimize operating and maintenance procedures. It is specifically defined as the application of the commissioning process to a building not previously commissioned. While retrocommissioning can resolve problems that occurred during design or construction, or address problems that developed during use, it is fundamentally different from ongoing commissioning because it often represents a "break" in the process. It is essentially "backfilling" the missing parts of a never-completed original commissioning process.
Ongoing Commissioning (OCx): In contrast, ongoing commissioning is the extension of a completed commissioning process well into the life of a facility. It is a continuation of the initial process. Continuous/ongoing commissioning cannot be effectively done unless initial Commissioning, Recommissioning, or Retrocommissioning has first been completed to establish a baseline.
Resourcing and Scheduling: Owners with the capabilities to do in-house design/construction commissioning typically have the ability to perform in-house ongoing commissioning. Those without such capabilities should engage a commissioning authority to lead the process.

Regarding the schedule, the time demands for ongoing commissioning should be moderate, except when serious changes in facility function or equipment upgrades are planned. The process involves regularly scheduled meetings, even if they are fairly widely spaced.

Conclusion: Unlocking the Full Potential of Your Building

Commissioning is not merely a construction expense; it is a lifecycle investment. If viewed as a strategic method to improve functional, economic, and environmental performance, the logic of maintaining this process throughout the building's life is inescapable.

The benefits of commissioning—efficiency, comfort, and sustainability—must be maintained. Ultimately, the goal is "getting persistence". By recognizing that buildings are dynamic and that their requirements evolve, facility managers and owners can use ongoing commissioning to prevent the inevitable degradation of performance. Through proactive planning, updated documentation like the Current Facility Requirements (CFR), and continuous monitoring, owners can unlock the hidden value of their facilities and ensure they remain efficient and effective for years to come.