Standard Operating Procedure (SOP)
Data Center Project Lifecycle – Detailed Guide
1. Purpose
To establish a consistent, disciplined approach to delivering data center projects—from
conception through operations. This SOP ensures reliable execution, cost control, scalability, and
compliance with mission-critical standards.
2. Scope
This SOP applies to all data center construction and expansion projects, whether:
• Greenfield (new site)
• Brownfield (renovation or retrofit)
• Colocation buildouts
• Hyperscale deployment
It involves cross-functional collaboration between owners, design teams, contractors,
commissioning agents, and operations staff.
3. Key Phases and Activities
Phase 1: Planning & Feasibility
Goal: Establish a clear business case, define project requirements, and confirm site suitability.
Activities:
• Determine critical IT load requirements (e.g., 5MW, scalable to 20MW).
• Identify desired Tier level (e.g., Uptime Tier III for concurrent maintainability).
• Analyze long-term scalability, sustainability goals, and redundancy (N+1, 2N).
• Conduct site feasibility studies: power/fiber availability, geotechnical testing, zoning,
noise ordinances, tax incentives.
• Estimate land development cost and power delivery timeline.
Deliverables:
• Business Case Report
• Site Evaluation Matrix
• Preliminary Program Requirements
• High-Level Budget and Schedule
Phase 2: Preconstruction
Goal: Develop detailed design criteria, align on cost and schedule, and prepare for procurement
and permitting.
Activities:
• Finalize Basis of Design (BoD) with clear MEP capacity targets, scalability zones, and
floor loading.
• Coordinate with AHJs to understand permitting timelines and design compliance (NFPA,
TIA-942, ASHRAE 90.4).
• Identify long-lead items (e.g., generators, UPS, chillers, switchgear).
• Establish procurement and contracting strategy (design-bid-build, design-build, CM-at-
risk).
• Create conceptual site logistics plan and preliminary construction phasing plan.
Deliverables:
• BoD Document
• Risk Register and Mitigation Plan
• Design Milestone Schedule
• Procurement & Logistics Strategy
Phase 3: Design Development
Goal: Produce complete, coordinated, and permit-ready design documents.
Activities:
• Advance through Schematic Design (SD) → Design Development (DD) → Construction
Documents (CD).
• Perform value engineering (VE) to manage budget without sacrificing performance.
• Execute clash detection and constructability reviews (via BIM 360, Navisworks).
• Finalize one-line diagrams, P&IDs, and airflow/cooling distribution paths.
• Confirm utility coordination for permanent power, dual feed, or redundant services.
Deliverables:
• IFC (Issued for Construction) Drawings
• Final Project Estimate with Contingency
• Permit Application Submittals
• Equipment Submittals & Lead Time Tracker
Phase 4: Construction
Goal: Safely and efficiently build the physical infrastructure to specifications.
Activities:
• Site development: earthwork, civil utilities, concrete/foundation systems.
• Structure: steel or tilt-wall erection, roofing, weatherproofing.
• Install MEPF infrastructure: UPS, PDUs, generators, CRAHs, ducting, cable trays.
• Monitor schedule with 3-week lookaheads, daily reports, and milestone tracking.
• Conduct QA/QC checks, inspections, and safety audits (OSHA, NFPA, client-specific
standards).
Deliverables:
• Daily and Weekly Progress Reports
• Inspection Logs and Quality Checklists
• Equipment Start-up Reports
• Substantial Completion Certificate (per zone or POD)
Phase 5: Commissioning
Goal: Ensure all systems operate safely and meet design intent before handover.
Activities:
• Perform Levels 1–5 Commissioning:
o L1 – Factory testing
o L2 – Delivery inspection & installation verification
o L3 – Pre-functional & system start-up testing
o L4 – System integration and failover validation
o L5 – Full load Integrated Systems Testing (IST)
• Simulate power failure, chiller loss, and emergency transfer scenarios.
• Track issues using commissioning software (e.g., CxAlloy, Facility Grid).
• Coordinate with the client and IT teams for readiness validation.
Deliverables:
• Commissioning Plan and Schedule
• Test Scripts and IST Results
• Punch List and Closeout Logs
• Cx Final Report
Phase 6: Turnover & Closeout
Goal: Transition completed facility to the operations team with full documentation and training.
Activities:
• Provide as-built drawings, redlines, O&M manuals, warranties.
• Conduct system-level training sessions for facilities staff.
• Close all RFIs, submittals, and change orders.
• Verify CMMS system entries and preventive maintenance schedules.
• Perform final financial reconciliation with contractors.
Deliverables:
• Turnover Binder (digital + physical)
• Training Sign-Off Sheets
• Certificate of Occupancy (CO)
• Final Budget Report
Phase 7: Operations Handover
Goal: Ensure stable operations and proactive maintenance from Day 1.
Activities:
• Facilities team takes over BMS, EMS, and access control systems.
• Monitor uptime performance and capacity usage (power/cooling).
• Conduct warranty inspections and early-life troubleshooting.
• Track performance against energy usage targets (PUE).
• Document lessons learned for future builds.
Deliverables:
• Facility Operational Logs
• PUE & Energy Performance Data
• Warranty Checklist
• 30/60/90 Day Post-Occupancy Review
4. Quality & Safety Standards
• QA/QC Plan established during preconstruction; updated throughout build.
• Safety program includes daily hazard assessments and weekly toolbox talks.
• Compliance with Uptime, NFPA, ASHRAE, and local building codes enforced at every
phase.
5. Tools and Systems
Area Tools
Scheduling Primavera P6, MS Project
Cost Tracking Procore, CMiC, Sage 300
Design Coordination Bluebeam, BIM 360, Navisworks
Commissioning CxAlloy, Facility Grid
Reporting Excel, Power BI, Smartsheet
6. Success Metrics
• On-time Power-On Date (POD)
• Budget compliance (variance <5%)
• Uptime SLA (no downtime during burn-in)
• PUE target (e.g., <1.35)
• 100% closure of commissioning and QA issues
