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The Combined cooling, heating and power (CCHP) system should be operated under the optimal scheme to meet the varying demand for cooling, heating and electricity and to reduce cost and save energy for buildings. Based on the analysis of the energy flow, a mixed integer linear program (MILP) optimal model has been developed. The objectives are to minimize the annual total cost, primary energy consumption and carbon dioxide emission, which are optimized by particle swarm optimization (PSO) algorithm for a given commercial building. Furthermore, an analysis is presented in order to show how the economical, energetic and environmental performance of a CCHP system changes under different operation strategies. This model has an actual guiding significance for the CCHP system design and operation, which will be a reference for the development of distributed energy systems.