FAN COIL UNIT | Onsite Functional Testing Procedure With Template

To ensure that the fan coil units operate in line with the buildings and designers’ requirements, once they have been installed there will be a need to functionally test them.

The functional tests, described below, of the FCU, will check and validate the following:

All documentation is in place
The installation has been approved and signed off
FCU pre-requisites have been completed, to allow testing to commence
Documenting of the details of the equipment under test
General LMCP tests, if installed
Obtaining electrical readings
Check safety systems, such as overload and e-stop functions.
Proving that the air and water flow rates and temperatures are correct
Ensuring the BMS is integrated
Checking the calibration of any sensors and instruments
Proving the unit functions inline with the sequence of operations/control logic
BMS Alarms send the correct signals
Verifying that the condensate pan, if installed, and associated pipework drains
The system is set up inline with the designers requirements, once the testing has been concluded

Below we will detail the steps that will be necessary to complete the writing of an FCU functional method statement, once understood we will detail a ‘standard type’ method of testing for a common installation.

If want to read more on fan coil units here is our article Fan Coil Units | What, Where & How
or if want to understand how to write a method statement check out our article HOW TO WRITE A TESTING AND COMMISSIONING METHOD STATEMENT

Table of Contents

🟩 Fan Coil Unit Testing Steps Explained

🟧 Step 1: Documentation and reference material

Review of documentation and reference material needed to complete the works. We have included a list below of the standard documents we would review and investigate.

Don’t forget to make a note of the information, document numbers, titles, etc as will be needed to complete the method statement that is to be issued.

Ref	Document	Reason
1	Commissioning Plan/Specification	to understand the project requirements relating to the testing, including the standards and guides that should be referenced.
2	General Project MEP Specification	to understand the project requirements relating to the testing.
3	Particular Project MEP Specification	to understand the project requirements relating to the testing.
4	Commissioning Programme	Reviewing the programme will allow for an understanding of when the testing will be completed.
5	Material Submission of Fan Coil Unit	To fully understand the equipment, how it operates, the options that may be included, and any specific manufacturer requirements relating to the testing to ensure warranties are met.
6	Equipment Schedule	Usually can be found as a drawing, used to understand the specific design requirements of the unit [flow rates, ratings, setpoints, etc].
7	Sequence of Operation / Control Logics	Used to understand the overall control philosophy of the fan coil units, if there are any master/slave type situations, BMS points, fire integrations, and general operational requirements. Be wary, as there can be situations where the logic for one type of space may be different than another. For example, units serving a security room may be different than those serving a corridor.
8	Water Side Mechanical Schematic Drawings	To understand the overall pipework layout, sizes, and flow rates (if shown). Routing of the system including the location of the units under test.
9	Water Side Mechanical Layout Drawings	To understand the types of areas, rooms and how the units are mounted, ceiling, floor, wall, etc.
10	Air Side Mechanical Schematic Drawings	To understand the overall ducting layout and routing of the system including the location of the units under test.
11	Air Side Mechanical Layout Drawings	To understand the types of areas, rooms and how the units are mounted, ceiling, floor, wall, etc.
12	Low Voltage Electrical Schematic Drawings	To understand the design of the power/wiring. Sometimes units or their panels can be dual-fed with an emergency feed, so best to check.
13	Low Voltage Electrical Layout Drawings	To see the locations of the relevant control panels that may be connected to the fan coil units.
14	BSRIA Guide BG49-Commissioning Air Systems [or relevant guideline in your country]	Used for understanding the tolerances and air balancing requirements & any tools that may be required.
15	BSRIA Guide BG2-Commissioning Water Systems [or relevant guideline in your country]	Used for understanding the tolerances and water balancing requirements & any tools that may be required.

FCU Functional Testing Method Statement Template [MS Word]

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🟧 Step 2: Review permit to work systems required

This will be very project-specific, but a review should be conducted to understand if there will be at the time of testing any restrictions on the following:

Ref	Possible Restriction	Notes
1	Access to general site	The people testing the equipment may not be the same people who installed it, at the time of commissioning the site could be under tighter security measures.
2	Access to location of equipment	The equipment could be installed in a restricted space that requires a permit to enter, for example, a computer/server room, security room, BMS room, electrical room, or a room that is occupied, etc. In more extreme circumstances, there could be a requirement for the engineers completing the works to be escorted.
3	Access to the equipment	The equipment could be installed at a high level, above a ceiling, behind paneling, or under a floor. Access should be considered to ensure that the correct equipment and tools are available to stop any aborted works.
4	Understanding any restrictions relating to the MEP systems that may be involved in the testing	For example for the fan coil unit testing, if completed during partial handover, the space where the unit is located could be occupied, simulating temperature changes in the space may cause issues. Or, if there is a need to prove the fire trip and the building is occupied this would need to be handled carefully and usually under permit.

🟧 Step 3: Understand how the installations will be inspected, signed off & defects managed

Prior to any testing and commissioning taking place on the equipment and associated systems, the installation should be fully inspected and signed off.

This is usually completed by a resident engineer or the MEP design team.

We would love to have a defect-free system to test, but the reality is that there will generally be something [labeling, cosmetic damage, insulation, etc], and when it comes to the testing, we need to be clear on what is acceptable as an outstanding defect and what is not.

Being proactive is the name of the game when understanding if the defects will actually harm and affect the testing or if they won’t matter. 9/10 they don’t matter.

Either way, it all needs to be very clear.

🟧 Step 4: Understand system integrations

A fan coil unit will generally have integration with other systems, these should be listed with a high-level expectation to allow the testing to commence and be completed.

Some examples are below:

Ref	Integrated with	Notes
1	Centralized fresh air system	as the FCU will usually rely on fresh air from a central system, to fully commission this will need to be fully operational [balanced and running].
2	Centralized extract/recirculation air system	as the space can rely on a recirculation/extract system, to fully commission this will need to be fully operational [balanced and running]
3	Centralized chilled water system	The central air plant and the FCU will need to be supplied with the correct chilled water flow rate and temperatures for full commissioning to be completed
4	Centralized hot water system	The central air plant and the FCU will need to be supplied with the correct chilled water flow rate and temperatures for full commissioning to be completed
5	Pumped drainage systems	If there is a pumped condensate system, usually if the FCU is floor mounted, this should be able to operate to remove the condensate to drain.
6	General condensate systems [gravity]	Where there is a condensate system installed to remove the condensate created by the cooling coil, this can be via gravity or pumped as above. This should be connected to the drainage system and able to operate. Not causing issues to any other areas of the building.
7	Fire alarm system	There will sometimes be a requirement for the FCU to trip and switch off in the event of a fire. To allow this to be proved the fire alarm system should be operating and able to send the correct signals/log the event.
8	BMS/control system	As the BMS will be integral to reporting the status of the unit, it should be fully commissioned and operating. Able to monitor the required points and alarms etc
9	Occupancy/room booking system	If there is an occupancy/room booking system then this should be operating and able to command the unit to start/stop

🟧 Step 5: Expectations of room finishes

To ensure that the testing environment is as per the expected design requirements and clean, it is very important that the rooms/areas the fan coil unit is located within are understood and explained as per the below requirements:

Ref	Expectation	Notes
1	Final doors installed	Doors should be in the 'normal operation' position when testing.
2	Final windows installed	Windows should be in the 'normal operation' position when testing.
3	All ceilings installed	Including all final ceiling tiles/grilles and lights
4	All partitions/internal walls installed	Fully complete with doors etc.
5	All flooring complete	Any raised floors should be fully installed and complete.

🚀 Don’t forget that the rooms and areas where the centralized plant and equipment is located should also have the same expectation.

The above details the information and data that we will need to understand prior to starting the writing of the functional testing procedure.

FCU Functional Testing Method Statement Template [MS Word]

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🟩 Fan Coil Unit Testing and Commissioning Method Statement

In the following section, we will detail a method statement covering the pre-commissioning, functional commissioning, and sign-off of a standard type of FCU.

The format of the document will cover:

Introduction
Documentation and reference material used
Permit to work systems
Delivery/Installation inspections and defect management
Equipment information
Description of equipment/system and integrations
Pre-commissioning checklist [various]
Specific design information related to the testing
Acceptance criteria and tolerances that are set out within the commissioning specification/guidelines
Functional testing sequence
Appendices covering documents and information that is required to be attached.

🟧 1.0 Introduction

At the start of all functional testing procedures/method statements, there should be an introduction that covers what the document is about, who it is for, and any specific needs such as approval. These can be a pretty standard template that is slightly tweaked across multiple procedures.

The project requires that all functional testing procedures are submitted to the client’s representatives for review and approval, prior to the works being allowed to take place on-site.

The objective of this procedure is to describe how we will be completing the setup and testing the functions of the fan coil units that have been installed on the project.

All testing is based on the project design information as noted in section 2.

🟧 2.0 Documentation and reference material used

As per Step 2 above, add the information that was reviewed to allow the creation of this document.

The below table details the project information that has been reviewed in order to understand the expectation of this testing:

Ref	Document No.	Description	Revision
1
2
3
4
5

🟧 3.0 Permit to work systems

Inline with Step 3 above, note all permits that will be required to allow the testing to start, including which role will obtain it [contractor, client, CxA, facilities etc], and expected time frame of the process.

The following permit-to-work systems will need to be in place to allow the testing to be conducted:

Ref	Detail of permit required	Responsibility to obtain [company]	Expected time to obtain
1
2
3
4
5

🟧 4.0 Delivery/Installation inspections and defect management

Prior to any testing being started, the contractor should ensure that in line with the project requirements, the equipment is documented as being inspected when delivered and after installation.

This inspection will be completed by the client’s representative, with a certificate being provided that will accept and confirm that the delivered equipment and installations meet the project requirements.

No testing and commissioning should be conducted until this information has been presented for inspection by the commissioning manager.

Any defects listed from these inspections should be closed with a reinspection being conducted and documented.

If there are any observations or defects noted that have not been closed out, the commissioning manager reserves the right to abort the test if it is felt they will affect and impact the testing outcomes.

The contractor will provide the following documentation:

Delivery inspection and acceptance form
Installation inspection and acceptance form

🟧 5.0 Equipment information

The below table should be completed at the testing

To allow and ensure that the testing and information collected is correct the following equipment will be used and presented to the commissioning manager for inspection prior to the testing.

All equipment, where applicable, will have a current calibration certificate from an independent international laboratory, which will be logged and detailed in the table below.

Any calibration certificates will be photocopied and included in the appendices at the back of this document for inclusion within the operating and maintenance manuals and final commissioning report.

Equipment Type	Certificate expiry date	Model	Serial Number
Volt Meter
Clamp Ammeter
Insulation Tester
Touch Temperature Sensor
Humidity Sensor
Balometer with hood
Vane anemometer
Sound Meter

🟧 6.0 Description of equipment/system and integrations

To ensure that the testing is conducted successfully, correctly, and in line with the designed normal operations of the test area, there will be a requirement for some systems to be operating and integrated.

The below table details these systems and expectations:

Ref	Integrated with	Notes
1	Centralized fresh air system	as the FCU relies on a supply of fresh air from the central ventilation system for the floor/area, it will need to be fully commissioned, balanced, and operational.
2	Centralized extract/recirculation air system	as there is a dedicated extract/recirculation system installed extracting air back to the AHU system via the ceiling void, this could affect the operation and readings from the FCU if not fully operating. The system will need to be fully commissioned, balanced, and operational.
3	Centralized chilled water system	as the FCU & AHU incorporates chilled water cooling coils, the centralized chilled water system will need to be fully operational. It will need to be fully commissioned, balanced.
4	Centralized hot water system	as the FCU & AHU incorporates heating water coils, the centralized hot water system will need to be fully operational. It will need to be fully commissioned, balanced.
5	Pumped drainage systems	as condensate from some fan coils is pumped, the system should be fully operational.
6	General condensate systems [gravity]	All drainage systems should be fully tested and connected to allow the condensate to be removed from the building.
7	Fire alarm system	The fire alarm system should be fully active and commissioned as some FCU's will be tripped, switched off, during a fire alarm.
8	BMS/control system	As the BMS will be integral to reporting the status of the unit, it should be fully commissioned and operating, able to monitor the required points and alarms, etc.

🟧 7.0 Pre-commissioning checklists and pre-requisites

The below will be completed, reviewed, and inspected prior to the testing taking place. This is to ensure that all requirements are in place and met so that there are no issues later in the testing that is not expected:

🟨 7.1 Project/info and equipment verification:

	Date
Start date of testing/checks	[add]
Finish date of testing/checks	[add]

Ref	Description	Information
1	Project name	[add]
2	Equipment number	[add]
3	LMCP number	[add]
4	DB powered from
4	Room/area	[add]
5	System type	Chilled Water

🟨 7.2 General documentation checks

Ref	General documentation checks	Yes	No	n/a
7.2.1	All permits to works in place and available
7.2.2	Testing method statement approved.
7.2.3	Technical/material submissions approved with all comments addressed and signed off.
7.2.4	Equipment data sheets and fan curves available.
7.2.5	Drawings available, approved, clear, at a readable scale, and marked up with the testing area.
7.2.6	Control logics/sequence of operations approved and attached.
7.2.7	Delivery inspection form available for inspection, with any observations, addressed and accepted by the inspection team.
7.2.8	Installation inspection form available for inspection, with any observations, addressed and accepted by the inspection team.

🟨 7.3 General installation checks

Ref	General Installation checks	Yes	No	n/a
7.3.1	Permanent labels installed
7.3.2	Casing condition good: no dents
7.3.3	Equipment is clean
7.3.4	Maintenance access doors close tightly - no leaks
7.3.5	Plenums [intake and supply] fitted correctly and no leaks
7.3.6	Vibration isolation equipment installed & shipping bolts removed
7.3.7	Maintenance access acceptable for unit and components
7.3.8	Sound attenuation installed
7.3.9	Thermal insulation properly installed and according to specification
7.3.10	Instrumentation installed according to specification (thermometers, pressure gauges, flow meters, etc.)
7.3.11	Filters installed and replacement type and efficiency permanently affixed to housing--construction filters removed
7.3.12	As per section 6.0, all systems are running as per design requirements
7.3.13	Final doors installed and in the position of 'normal operation'
7.3.14	Final windows installed and in the position of 'normal operation'
7.3.15	All ceilings installed
7.3.16	All partitions/internal walls installed
7.3.17	All flooring complete

🟨 7.4 Pipework, coil and valve checks

Ref	Pipework, coils, and valves	Yes	No	n/a
7.4.1	Pipe fittings complete and pipes properly supported
7.4.2	All valves, instruments, and equipment installed as per the drawing
7.4.3	Pipes properly insulated with no damage to insulation risking condensation
7.4.4	Pipes properly labeled
7.4.5	Valves labeled as per the drawings
7.4.6	Strainers in place and clean with the correct mesh size
7.4.7	Piping system pressure tested
7.4.8	Piping system properly flushed and cleaned
7.4.9	Piping system properly balanced [under separate method statement]
7.4.10	All coils are clean and fins are in good condition
7.4.11	The condensate drain pan is clean and angled/sloped to drain
7.4.12	Condensate trap installed
7.4.13	Sensors have been calibrated

🟨 7.5 Fan, ducts and damper checks

Ref	Fans, ducts, and damper checks	Yes	No	n/a
7.5.1	Fan and motor alignment ok.
7.5.2	Fan checked to rotate the correct way
7.5.3	Equipment is clean internally including fan blades.
7.5.4	Fan motor lubricated.
7.5.5	Ductwork pressure testing where required.
7.5.6	Ductwork cleaned to specification where required.
7.5.7	Ducting balanced [supply/intake air under separate method statement]
7.5.8	Fresh air ducting installed as per drawings and correct size with appropriate turning vanes.
7.5.9	Recirculating air installed as per drawings and correct size with appropriate turning vanes.
7.5.10	Sound attenuators installed as per drawings and correct size with appropriate turning vanes.
7.5.11	Supply ducting installed as per drawing and correct size.
7.5.12	Ducting is in good condition and not damaged.
7.5.13	All insulation is installed with no damage or risk of condensation forming.
7.5.14	Flexible ducting installed as per drawings with a maximum length of 1.5m.
7.5.15	Volume control dampers installed as per drawings.
7.5.16	Smoke and fire dampers installed as per drawings with appropriate access.

🟨 7.6 Electrical and control checks

Ref	Electrical and control checks	Yes	No	n/a
7.6.1	Power disconnects and emergency stops installed and labeled
7.6.2	All electric connections tight
7.6.3	Proper grounding installed for components and unit
7.6.4	Control system interlocks ready and operating
7.6.5	Smoke detectors in place and VAC trip signal ready
7.6.6	All control devices, pneumatic tubing, duct/wall-mounted sensors, and wiring complete
7.6.7	Point to points tests have been completed

If creating a document, the below tables can be combined, apart from 8.1. We have just split as space is limited

The below tables detail the specific design requirements related to the equipment being tested:

🟨 8.1 Room temperature, humidity set points and time clock

Area/Room/Zone	Temperature Set Point [+/-2°C]	Humidity Set Point [+/-10%]	Operating times of equipment
[add areas/room/zone]	[add]	[add]	[add]
[add areas/room/zone]	[add]	[add]	[add]
[add areas/room/zone]	[add]	[add]	[add]
[add areas/room/zone]	[add]	[add]	[add]

🟨 8.2 Equipment ventilation flow rates

Equipment Reference Number	Supply air design flow rate	Fresh air design flow rate	Recirculation air design flow rate
[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]

🟨 8.3 Equipment information [chilled water temperatures]

Equipment Reference Number	Chw supply design temp	Chw return design temp	Chw design flow rate	Chw coil rating [KW]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]

🟨 8.4 Equipment information [heating water temperatures]

Amend if electric coil used

Equipment Reference Number	Lthw supply design temp	Lthw return design temp	Lthw design flow rate	Lthw coil rating [KW]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]

🟨 8.5 Equipment information [chilled water flow rates]

Equipment Reference Number	Chw Design Flow Rate	Lphw Design Flow Rate	Supply Air Design Flow Rate	Fresh Air Design Flow Rate	Recirculation Air Design Flow Rate
[add]	[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]	[add]
[add]	[add]	[add]	[add]	[add]	[add]

🟨 8.6 BMS points, alarms and control logic

All BMS points and alarms will be proved as per the approved BMS points/alarm list detailed within the appendix.

We have included the control logic and sequence of operations for the equipment being tested within the appendices.

🟧 9.0 Acceptance criteria and tolerances that are set out within the commissioning specification/guidelines

The following details the testing tolerances that will be utilized during the testing, these have been obtained from the project information, codes, guides, and standards:

System Type	Tolerance
Water Side [<0.1l/s]	-0.5
Air Side	+/-20% of the lowest terminal unit

🟧 10.0 Functional testing sequence

Note: the below is provided as an example, its a very common method of testing but be aware that projects can be different

The following testing will be completed on each piece of equipment:

Ref	Description	Information to collect
10.1	Push the lamp test button on the LMCP	All lamps should light up.
10.2	Push the buzzer test alarm button on the LMCP	The buzzer should sound.
10. 3	Start the fan coil unit and firstly verify the emergency stop function.	Ensure unit stops, and alarm sent to BMS.
10.4	Put the FCU into manual and confirm that the manual switching for the start/stop function works	FCU manually can be started and stopped at the LMCP/control panel. BMS signal sent of FCU status.
10.5	With the fan running, measure the running currents at each speed [low, medium & high]
10.6	Verify the overload protection operates to protect the unit	The unit shuts down, sending a signal to BMS
10.7	With the FCU in automatic, prove the time clock function of the FCU by modifying the ON/OFF programmed time. Set to come on and run for 2 minutes before shutting off again.	The FCU automatically starts and stops in line with the times inputted, sending a signal to BMS
10.8	Verify all points and alarms, send the correct signals as per the approved BMS points list. These could cover: [Room temperature, High-temperature alarms, Temperature setpoints, On/Off status, Speed control status, low, medium, high, modulating valve control]	Signals sent
10.9	With the fan speed set to medium and modulating valve fully open, measure and document the chilled/heating water flow rates.	Should be in line with the design requirements as noted in section 8.0 and tolerances section 9.0.
10.10	With the fan speed set to medium measure the supply airflow and recirculating/return air.	Should be in line with the design requirements as noted in section 8.0 and tolerances section 9.0.
10.11	Verify that the drain/condensate pan operates and allows the condensate to flow away under gravity [if not pumped], by pouring 2 liters of water into the pan.	All water should drain away.
10.12	Once all testing has been completed, check that the temperature set points as noted in section 8.1 are inline.
10.13	Ensure that any time clock functions are as per the requirements in section 8.0.
10.14	Generally, it is very difficult to accurately measure and calculate the coil performance once the equipment is installed. With this in mind, the performance of the unit will be acceptable if all above has been verified and the details of the unit meet the material/technical submission.

🟧 12.0 Appendices covering documents and information that is required to be attached.

🟧 Appendix A – Material Submission

Prior to the testing, insert a copy of the approved material submission for the record.