Six scopes. One position.
323 Commissioning verifies building systems and does nothing else. We hold no design contract and no installation contract on the projects we commission, which is what lets every phase below end in a document the owner can act on.
For owners
4 scopes323 is the owner's commissioning authority. Every document below goes to the person who has to live with the building, in the form it was written.
New construction commissioning
We come in at design and stay through the warranty year. Every phase produces something the owner can hold, and none of it is written by anyone with a stake in the answer.
Design
Review the design documents against the owner's project requirements and the basis of design, before the drawings are frozen.
What gets issuedDesign review comments · OPR and BOD gap list
Submittal
Review equipment and controls submittals for testability and compliance with the written sequences of operation.
What gets issuedSubmittal review comments
Construction
Installation verification, prefunctional checklists, and point-to-point spot checks on the controls as they go in.
What gets issuedDeficiency log, opened and tracked
Testing
Functional performance testing of each system against its sequence — including the failure modes nobody wants to force.
What gets issuedCompleted test scripts · updated deficiency log
Turnover
Verify that the O&M documentation, systems manual and operator training actually happened and are usable.
What gets issuedCommissioning record · systems manual verification
Warranty
Seasonal and deferred testing, plus the warranty-period review while there is still time to use the warranty.
What gets issuedWarranty review report · final log status
Retro-commissioning and existing buildings
The building is already running. The question is whether it is running the way somebody once specified — and what it has been costing since it stopped.
Investigation
Inventory the systems, interview the people who operate them, pull what the BAS has been recording, and walk the building.
What gets issuedCurrent facility requirements · system inventory
Diagnosis
Trend logging and functional testing on equipment that cannot simply be shut down, plus analysis of where the energy is going.
What gets issuedFindings log with severity and estimated impact
Recommendation
Rank what we found by cost, operational disruption, and what it returns — so the list is usable, not just complete.
What gets issuedPrioritized improvement list
Implementation
Support the corrections, then verify each one landed rather than taking a closeout note for it.
What gets issuedVerification record
Persistence
Re-test, and put in place the trends and alarms that catch the drift before it becomes a complaint again.
What gets issuedPersistence plan · re-test results
LEED and energy code commissioning
The documentation a certification body or a code official will actually accept — produced by a third party, which is frequently the point of the requirement.
Fundamental
OPR and BOD review, commissioning plan, installation and performance verification, and systems manual review for the energy prerequisite.
What gets issuedCommissioning plan · commissioning report
Enhanced
Design review before mid-construction documents, submittal review, envelope-adjacent coordination, training verification, and the ten-month review.
What gets issuedEnhanced commissioning documentation package
Energy code
Verification and documentation against the commissioning requirements in the adopted energy code.
What gets issuedIECC / ASHRAE 90.1 commissioning report
Design phase reviews
A coordination issue found in a design review costs a markup. The same issue found in the field costs a change order, and sometimes a schedule. This is the cheapest point in a project's life to fix anything.
Schematic
Review the schematic package against the owner's project requirements, while the systems concept is still a decision rather than a drawing.
What gets issuedSD review comments · OPR conformance notes
Design development
Read the developing drawings with a commissioning agent's eye — looking specifically for what will be difficult to start, test, maintain, or operate.
What gets issuedDD comment log with priority and responsible party
Construction documents
Review the CD set, and the commissioning and testing language in the specification itself, before it goes out for pricing.
What gets issuedCD review comments · specification review
Back-check
Verify each comment was addressed rather than acknowledged, and close the log before bid.
What gets issuedClosed comment log
For contractors
2 scopes323 works on the construction side, getting systems ready to pass and keeping commissioning off the critical path. We do not hold a contractor role and the owner's commissioning authority role on the same project — that boundary is what the independence above is made of.
Contractor commissioning support
Commissioning requirements land in the contract whether or not the team is staffed to handle them. We work alongside the mechanical side to prepare systems for testing — so the first test is a pass, not a punch list.
Startup
Get startup documentation complete and correct the first time, in the form the commissioning authority is going to ask for it.
What gets issuedStartup documentation package
Pre-functional
Prepare the pre-functional checklists and walk the systems before anyone formally tests them.
What gets issuedCompleted pre-functional checklists
Readiness
Readiness walk-throughs ahead of formal testing, plus coordination with TAB and controls so neither one is waiting on the other.
What gets issuedReadiness findings · coordination notes
Closeout
Track what the walk-throughs found to resolution, and assemble what closeout actually needs rather than what it will accept.
What gets issuedIssue resolution log · closeout documentation
Commissioning management
Someone has to own commissioning across every trade — sequencing startups, keeping TAB and controls from blocking each other, and chasing issues to closure. We take that job, and the project team gets one point of contact for all of it.
Schedule
Build the commissioning schedule into the construction schedule, so testing is not the thing that gets compressed when the date moves.
What gets issuedCommissioning schedule · milestone map
Coordination
Sequence startups across trades, and manage TAB and controls integration as one problem instead of two.
What gets issuedCoordination record · meeting minutes
Execution
Facilitate the commissioning meetings and own the issues log through closure — not through logging.
What gets issuedIssues log, tracked to closed
Turnover
Coordinate owner training, then assemble a documentation package that survives an owner's review rather than one that merely arrives.
What gets issuedTurnover package · training record
Four questions worth asking any commissioning provider, including us
Proposals for this scope look nearly identical. These are the four answers that actually separate them.
Who else on this project pays you?
If the answer includes the design team or a trade contractor, the commissioning findings and the fee are connected.
Which failure modes will you actually force?
Anyone can verify a system runs on a mild day. The value is in the smoke-detector shutdown and the low-limit trip.
What does the deficiency log look like when you hand it over?
Ask to see the format. A log without severity, ownership, and verified-closed status is a list, not a record.
Who comes back at ten months?
The warranty review is where commissioning either pays for itself or quietly doesn't happen.
Not sure which of the six you need?
Describe the building, the phase it is in, and which side of the contract you are on. If commissioning is not the right scope for what you are describing, we will tell you that instead.