# Closeout Commissioning > Skill for tracking project closeout and building commissioning activities. Manages closeout checklists, commissioning workflows, warranty tracking, and substantial/final completion documentation. Integrates with punch-list and inspection systems. - Skill: `mgoodman60/closeout-commissioning` (Agent Skill, multi-file: 4 files) - Install (CLI): `npx skillmds@latest add mgoodman60/closeout-commissioning` - Raw SKILL.md: https://api.skillmd.com/api/skills/mgoodman60/closeout-commissioning/raw - Safety review: pending - Works with: Claude Code, Claude.ai, OpenAI Codex - Category: Docs & Writing - Author: mgoodman60 (https://skillmd.com/u/mgoodman60) - Updated: 2026-09-17 - Page: https://skillmd.com/skills/mgoodman60/closeout-commissioning --- # Closeout & Commissioning Skill ## Overview This skill provides comprehensive tracking for project closeout activities and building systems commissioning, from substantial completion through final closeout and warranty management. ## Closeout Tracking ### Master Closeout Checklist All items required for project closeout, organized by category: #### 1. Contract Closeout Documents - Final Application for Payment (AIA G702/G703 or equivalent) - Consent of Surety (if bonded) - Final Lien Waivers (conditional and unconditional) - Certificate of Substantial Completion - Certificate of Final Completion #### 2. O&M Manuals Organized by system with complete documentation: - HVAC systems (RTUs, chillers, boilers, split systems, ductless mini-splits) - Electrical systems (switchgear, panels, motors, lighting controls) - Plumbing systems (water heaters, pumps, fixtures, backflow preventer) - Fire Protection (sprinkler, suppression, fire alarm) - Elevators and hoists - Roofing and waterproofing - Specialty systems (kitchen equipment, lab equipment, security, audio/visual) Each O&M manual must include: equipment specifications, operation procedures, maintenance schedules, parts lists, wiring diagrams, control sequences, troubleshooting guides. #### 3. As-Built Drawings - Marked-up field drawings showing actual conditions as installed - All deviations from design documented - System riser diagrams updated with actual routing - Floor plans updated with final fixture locations - Electrical one-line diagrams with actual panel schedules - Plumbing and HVAC isometric routing - Labeled with "FINAL AS-BUILT" stamp and signed by responsible parties #### 4. Warranty Documentation - Manufacturer warranties by product/system (equipment warranties with dates and coverage limits) - Workmanship warranty from contractor (typically 1 year from substantial completion) - Extended warranties for roofing, waterproofing, windows, specialty systems - Warranty registration documents - Contact information for warranty claims by manufacturer and system #### 5. Training Documentation - Owner training sessions conducted by system - Video recording of training sessions (where required) - Attendance sign-in sheets with owner staff present - Training materials provided to owner - Certificates of completion provided to trained personnel #### 6. Spare Parts and Attic Stock - Air filters (HVAC) - Ceiling tiles (match installed type) - Paint touch-up kits (match all interior finishes) - Light bulbs/tubes (all types used in building) - Hardware (hinges, handles, locks, fasteners) - Quantities per specification requirements - Organized and stored in designated location with inventory list #### 7. Keys and Keying Schedule - Master keys and restricted keys provided per schedule - Complete key log documenting all keys issued - Access cards/fobs programmed and issued - Key storage security procedures documented - Keying schedule map provided to owner #### 8. Certificates - Certificate of Occupancy (from local building authority) - Fire Marshal approval certificate - Elevator inspection certificate (from state/local inspector) - Health Department approval (for healthcare facilities) - Any other authority having jurisdiction (AHJ) certifications #### 9. Testing and Balancing Reports - TAB report for HVAC systems (supply, return, and exhaust flow rates) - Fire pump test report (performance verification) - Emergency generator load test report - Fire suppression hydrostatic and flow test reports - Electrical system tests (Megger, relay calibration, coordination) - Plumbing pressure and flow tests ### Closeout Status Tracking Data Model ```json { "closeout_status": { "phase": "pre_substantial | substantial_punch | final_closeout | complete", "substantial_completion_date": null, "final_completion_date": null, "items": [ { "id": "CLO-001", "category": "contract | om_manual | asbuilt | warranty | training | spare_parts | keys | certificate | testing", "description": "HVAC O&M Manual — RTU-1 through RTU-4", "responsible_party": "ABC Mechanical", "status": "not_started | in_progress | submitted | approved | na", "due_date": "2026-04-15", "date_submitted": null, "date_approved": null, "notes": "", "spec_section": "23 05 00" } ], "retainage": { "total_held": 0, "released": 0, "remaining": 0, "conditions_for_release": [] } } } ``` ### Substantial Completion vs Final Completion **Substantial Completion:** - Work sufficiently complete for owner to occupy and use for intended purpose - Triggers: warranty start date begins, liquidated damages cease accruing, owner takes possession, retainage released (W Principles holds flat 10% until SC, then full release) - Owner may use space while contractor completes punch list items - Owner responsible for property insurance and utilities - Contractor maintains security and incomplete work protection **Punch List Period:** - Period between substantial and final completion (typically 30-60 days) - Contractor completes all punch list items identified at substantial completion inspection - May include re-testing and re-commissioning of affected systems - Back-charges assessed for incomplete items or owner-caused damage **Final Completion:** - ALL work complete including punch list items - ALL closeout documents submitted and approved by owner/PM - ALL retainage released after final inspection - Project formally closed in accounting systems - Warranty period documented and starts (if not already from substantial) **Timeline:** - Typically 30-60 days from substantial to final completion - Some extended systems (roofing warranty testing) may extend closure - Final inspection required before certification ## Commissioning Tracking ### Systems Commissioning Workflow **Pre-Functional Testing (PFT):** - Verify equipment installed correctly according to manufacturer specifications - Verify all controls wired per design documents - Verify all utilities (power, water, gas, drainage) connected and operational - Visual inspection complete before energizing or starting equipment - Documentation: checklist signed off by contractor and commissioning agent **Functional Performance Testing (FPT):** - System operates through all operational modes (normal, startup, shutdown, economy, emergency, seasonal) - System meets performance criteria specified in design documents - Response to setpoint changes verified - Alarm and alert functions tested - Safety interlocks and shutdown sequences tested - Documentation: test results recorded with data logging where applicable **Integrated Systems Testing:** - Systems work together as designed (fire alarm triggers HVAC shutdown, elevator recalls, pressurization sequences, etc.) - Building automation system sequences tested through actual conditions or simulation - Emergency procedures tested (generator auto-start, load transfer, fuel supply) - Documentation: system interaction matrix with test results **Seasonal Testing:** - May require summer/winter testing for HVAC systems to verify control response in both seasons - Chiller operation versus boiler operation transition - Economizer function in summer and winter modes - Humidity control verification across seasons ### Commissioning Data Model ```json { "commissioning": { "commissioning_agent": "CxA name / firm", "systems": [ { "id": "CX-001", "system": "HVAC — RTU-1", "phase": "pre_functional | functional_testing | integrated_testing | seasonal_testing | complete", "pre_functional_date": null, "pre_functional_result": "pass | fail | conditional", "fpt_date": null, "fpt_result": "pass | fail | conditional", "deficiencies": [], "retesting_required": false, "training_complete": false, "documentation_complete": false, "notes": "" } ] } } ``` ### System Startup Sequences #### HVAC (Rooftop Units, Chillers, Boilers, Split Systems) 1. Pre-start checklist: verify equipment installed, all connections made, filters installed, ductwork sealed, thermostat wired 2. Startup by manufacturer's representative (may be contractual requirement) 3. Testing & Balancing (TAB): measure supply, return, exhaust flows; adjust dampers/vanes to design airflow 4. Controls verification: setpoints, schedules, occupancy sensors, economizer function 5. Functional Performance Testing: normal mode, startup sequence, shutdown sequence, emergency modes 6. Owner training: operation, filter replacement, emergency shutdown #### Fire Alarm System 1. Device verification: all initiating devices (detectors, pull stations, manual call points) installed and accessible 2. Programming: verify all device addresses, circuit programming, notification routes 3. Acceptance testing with Fire Marshal: system activation, alarm signals, emergency voice/alarm communications 4. Final certification: Fire Marshal approval certificate issued #### Fire Suppression (Sprinkler System) 1. Hydrostatic test: system pressure tested per NFPA 13 requirements 2. Flow test: verify adequate water supply and pressure at all elevations 3. Trip test: activate zone valve and verify system response (may be performed during final inspection) 4. Fire Marshal review and acceptance: final approval certificate issued #### Elevators 1. Installation complete: all equipment installed, mechanical work complete, electrical connections made 2. Inspection by State/Local Inspector: full inspection of safety devices, operation, load capacity 3. Load test: elevator loaded to 125% rated capacity and operated through full range 4. Final acceptance: State Inspector certificate issued; elevator ready for service #### Emergency Generator 1. Fuel system test: verify fuel supply, filtration, automatic transfer from main to day tank 2. Load bank test: generator loaded to 75-100% rated capacity, engine temperature and voltage verified 3. Transfer switch test: verify automatic switchover to generator and back to utility power 4. Integrated test with fire alarm: verify fuel pump starts, loads generator, transfers building loads 5. Maintenance schedule and fuel sampling protocol established #### Building Automation System (BAS) 1. Point-to-point verification: each input and output point verified to correct equipment 2. Sequence programming: verify control logic for each system and interaction between systems 3. Trending: historical data collection enabled for critical points 4. Functional Performance Testing: all control scenarios tested; response times verified; alarms tested #### Plumbing 1. Pressure test: cold water system tested to 1.5 times max operating pressure; verify no leaks 2. Flow test: verify adequate flow and pressure at all fixtures for intended use 3. Water quality test: hot water temperature, pH, chlorine level verification; fixture flushing complete 4. Healthcare facilities: Legionella testing of hot water system #### Electrical Switchgear and Distribution 1. Megger testing: insulation resistance testing of all cables and equipment 2. Relay calibration: verify protective relay settings and coordination 3. Coordination study verification: confirm protection device coordination matches design calculations 4. Energization sequence: controlled energization with monitoring for any issues 5. Load testing: progressively apply electrical loads; verify voltage drop and power quality ## Project Intelligence Integration On every `/closeout` invocation, automatically read the following project data to enrich closeout tracking: ### Warranty Tracking from Extracted Data ``` Read quality-data.json → warranties[] ``` - Pull all extracted warranty records and build the **Warranty Closeout Checklist** automatically - For each warranty, check `registration.status` — flag any with status `pending` where `registration.deadline_date` is within 30 days - Cross-reference `warranties[].installer` against `directory.json → subcontractors[]` for contact info on missing warranty documents - Cross-reference `warranties[].spec_section` against `specs-quality.json → spec_sections[]` to verify warranty duration meets specification requirements - Track warranty start date triggers — if `start_trigger` = "substantial_completion", auto-populate `start_date` when `project-config.json → substantial_completion_date` is set ### Commissioning Test Results ``` Read quality-data.json → system_tests[] ``` - Pull all system test results (TAB, fire protection, electrical, plumbing, envelope) to auto-populate commissioning checklist status - For each system in the closeout checklist, check if corresponding test records exist with `result` = "pass" - Flag systems with no test records or with `result` = "fail" / "conditional_pass" that still need re-test - Cross-reference `system_tests[].witnessed_by` to verify third-party witness requirements are met ### O&M Manual Completeness ``` Read quality-data.json → equipment_data[] ``` - For each equipment item, verify O&M manual has been extracted and structured data exists - Check for required sections: operation procedures, PM schedules, parts lists, emergency procedures - Cross-reference equipment tags against `procurement-log.json` to verify all procured equipment has corresponding O&M data - Flag equipment with missing or incomplete O&M documentation ### As-Built Drawing Status ``` Read plans-spatial.json → as_built_overlay ``` - Pull as-built completion status by discipline from `as_built_overlay.as_built_status[]` - Calculate overall as-built completion percentage - Flag disciplines below 100% completion — list specific sheets still needing markup - Cross-reference deviations against `change-order-log.json` to verify all field changes are documented --- > **Extended reference**: Detailed examples, templates, scoring rubrics, and best practices are in `references/skill-detail.md`.