Post on 29-Mar-2015
Commissa 2003Commissa 2003
IT InfrastructureIT Infrastructure
Quality Control and Cost Quality Control and Cost Savings Through Savings Through CommissioningCommissioning
Presented by: Bruce TorelloPresented by: Bruce Torello
Rick Foster, RCDDRick Foster, RCDD
Commissa 2003Commissa 2003
CommissioningCommissioning““the process of ensuring that the systems are the process of ensuring that the systems are
designed, installed, functionally tested and designed, installed, functionally tested and capable of being operated and maintained to capable of being operated and maintained to perform in conformity with the design intent. perform in conformity with the design intent. Commissioning begins with planning and Commissioning begins with planning and includes design, start-up, acceptance and includes design, start-up, acceptance and training and can applied throughout the life of training and can applied throughout the life of the building.”the building.”
ASHRAE – Guidelines 1996ASHRAE – Guidelines 1996
Commissa 2003Commissa 2003
CommissioningCommissioning
““building commissioning” is the process for building commissioning” is the process for achieving, verifying and documenting that achieving, verifying and documenting that the performance of the building and its the performance of the building and its systems meet the design intent and the systems meet the design intent and the owner and occupant needs.”owner and occupant needs.”
Building Commissioning Guide:Building Commissioning Guide:U.S. General Services Administration U.S. General Services Administration U.S. Department of EnergyU.S. Department of EnergyJuly 1998July 1998
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History of CommissioningHistory of Commissioning
Origins in HVAC constructionOrigins in HVAC construction
Accepted practice in the construction processAccepted practice in the construction process
Expanded to include other building utilitiesExpanded to include other building utilities
Third party verificationThird party verification
Entire building commissioningEntire building commissioning
Commissa 2003Commissa 2003
Why Commissioning ?Why Commissioning ?
Unclear DesignsUnclear Designs
Low Bid contractingLow Bid contracting– Quality Control Quality Control
No established standards for No established standards for performance verificationperformance verification
Improper needs assessment Improper needs assessment
Conflicts between Codes & StandardsConflicts between Codes & Standards
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Why Commissioning ?Why Commissioning ?
Inadequate documentationInadequate documentation
Need to integrate the new and complex Need to integrate the new and complex building systems building systems
ConvergenceConvergence
Reliability and Redundancy critical to Reliability and Redundancy critical to single IP networkssingle IP networks
Commissa 2003Commissa 2003
Why Commissioning ?Why Commissioning ?
““The design and integrity of the The design and integrity of the
IT infrastructure should be IT infrastructure should be evaluated during entire building evaluated during entire building process. From initial design, process. From initial design, through the construction through the construction process and including network process and including network validation- not after the walls and validation- not after the walls and ceilings are complete”ceilings are complete”
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When to CommissionWhen to CommissionLife Safety Life Safety Complexity of systemsComplexity of systemsBuilding size and useBuilding size and useProject type Project type Business risk - Mission Critical FacilitiesBusiness risk - Mission Critical FacilitiesO & M (Operations & Maintenance) O & M (Operations & Maintenance) considerationsconsiderationsBid process & economic responsibilityBid process & economic responsibilityPublic Sector fundingPublic Sector funding
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Design IntentDesign Intent
Determines the clients Determines the clients goals and objectives are goals and objectives are met in the design phasemet in the design phase
Establishes benchmark Establishes benchmark and specificationsand specifications
Becomes the baseline for Becomes the baseline for project scopeproject scope
Mandates acceptance Mandates acceptance criteria at the project criteria at the project inceptioninception
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Economics of CommissioningEconomics of Commissioning
Cost Saving range from 5-10% by Cost Saving range from 5-10% by eliminating design related change orderseliminating design related change orders
Deficiencies are identified and remedied Deficiencies are identified and remedied before completion when it is more before completion when it is more economical economical
Funding commissioning as part of the Funding commissioning as part of the project represents a 2-5% of project cost.project represents a 2-5% of project cost.
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Economics of CommissioningEconomics of Commissioning
Building TypeBuilding Type Commissioning Commissioning CostsCosts
Annual Annual
SavingsSavings
Simple Simple
PaybackPayback
(Years)(Years)
ComputerComputer
Facilities/OfficeFacilities/Office
$24,000$24,000 89,75889,758 .03.03
High RiseHigh Rise
OfficeOffice
$12,745$12,745 $8,145$8,145 1.61.6
Medical Medical
InstitutionInstitution
$24,768$24,768 $65,534$65,534 .04.04
Existing Building Systems 1
1 Gregerson,Joan, “Cost Effectiveness of Commissioning 44 Existing Buildings”, in Proceedings of the National Conference of Building Commissioning
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Process of CommissioningProcess of Commissioning
Program Phase & Project FormulationProgram Phase & Project Formulation
Design PhaseDesign Phase
Construction PhaseConstruction Phase
Acceptance Phase & Construction Close OutAcceptance Phase & Construction Close Out
Post – Acceptance PhasePost – Acceptance Phase
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Process of CommissioningProcess of CommissioningProgram Phase & Project FormulationProgram Phase & Project Formulation
Identifying the TEAMIdentifying the TEAMA/E Firm (Architect / Engineer)A/E Firm (Architect / Engineer)
IT representativeIT representative
Commissioning AuthorityCommissioning Authority
GC or Construction ManagerGC or Construction Manager
ApprovalsApprovals
Funding & BudgetsFunding & Budgets
Crucial decisions must be made earlyCrucial decisions must be made early
Establish “Design Intent”Establish “Design Intent”
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Process of CommissioningProcess of Commissioning
Design PhaseDesign Phase
Architectural ReviewArchitectural Review
Needs assessment/inventory of IT requirementsNeeds assessment/inventory of IT requirements
Design Intent documentation submittedDesign Intent documentation submitted
IT, Facilities and Architectural reviewIT, Facilities and Architectural review
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Process of CommissioningProcess of Commissioning
Construction PhaseConstruction Phase
Milestone monitoringMilestone monitoring
Pre-functional testingPre-functional testing
Field inspections & progress reportsField inspections & progress reports
Change order process & approval authorityChange order process & approval authority
Modification of the design intent if requiredModification of the design intent if required
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Process of CommissioningProcess of Commissioning
Acceptance Phase & Construction Close-Acceptance Phase & Construction Close-OutOut
Functional performance testingFunctional performance testing
Site AuditSite Audit
Warranty AuditWarranty Audit
Final documentation submittals and all test reportsFinal documentation submittals and all test reports
Commissa 2003Commissa 2003
Process of CommissioningProcess of Commissioning
Post – Acceptance PhasePost – Acceptance Phase
O&M (Operations & Maintenance) documents O&M (Operations & Maintenance) documents reviewedreviewed
MAC (Moves, Adds & Changes) proceduresMAC (Moves, Adds & Changes) procedures
IT requirements for MAC documentation and IT requirements for MAC documentation and maintainabilitymaintainability
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IT Infrastructure IT Infrastructure What It Isn’t? What It Isn’t?
The IT Infrastructure is The IT Infrastructure is notnot just just cable and connectors !cable and connectors !
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IT Infrastructure - What it isIT Infrastructure - What it is
… …all the necessary physical layer all the necessary physical layer components that will effect the components that will effect the operational efficiency, network operational efficiency, network performance and reliability of the performance and reliability of the information system.information system.
Commissa 2003Commissa 2003
Open Architecture vs. Open Architecture vs. Proprietary SystemsProprietary Systems
Open Architecture Open Architecture – Interoperability required by TIA 568B.1Interoperability required by TIA 568B.1– Lower costLower cost– Pick and choose productsPick and choose products
Proprietary SystemsProprietary Systems– Matched and balanced for maximum performance Matched and balanced for maximum performance – Warranties availableWarranties available– Limited product selectionLimited product selection– Requires systems trainingRequires systems training
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The intersection of The intersection of TechnologyTechnology and and FacilitiesFacilities
IT Infrastructure CommissioningIT Infrastructure Commissioning
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IT Infrastructure CommissioningIT Infrastructure Commissioning
Application of established commissioning Application of established commissioning procedures to IT Infrastructure procedures to IT Infrastructure requirementsrequirements
Combination of IT expertise and Combination of IT expertise and construction experienceconstruction experience
Bridges the gap between IT needs and Bridges the gap between IT needs and architectural specificationsarchitectural specifications
Ensures the reliability of the new converged Ensures the reliability of the new converged technologies (IP)technologies (IP)
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Benefits of IT CommissioningBenefits of IT Commissioning
Identifies the owners requirements in Identifies the owners requirements in accordance with the design intentaccordance with the design intentCost savings by reducing change orders Cost savings by reducing change orders due to errors and omissionsdue to errors and omissionsQuality Control ProcessQuality Control ProcessActs as a “check & balance” for low bid Acts as a “check & balance” for low bid projects projects IT Staff time re-directed to core businessIT Staff time re-directed to core businessFacility is operational – “the first time”Facility is operational – “the first time”
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IT Commissioning ObjectivesIT Commissioning Objectives
Network ConnectivityNetwork Connectivity
Power requirementsPower requirements
Code complianceCode compliance
Standards verificationStandards verification
Fire & Security requirementsFire & Security requirements
A/V integration A/V integration
Building Automation and Control Building Automation and Control integrationintegration
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IT Commissioning ObjectivesIT Commissioning Objectives
Proper space & pathway planningProper space & pathway planning
Installation methods verificationInstallation methods verification
TestingTesting
Documentation and “As-Builts”Documentation and “As-Builts”
Network OperabilityNetwork Operability
Convergence validationConvergence validation
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Types of CommissioningTypes of Commissioning
ContinuousContinuous
Milestone MonitoringMilestone Monitoring
Acceptance PhaseAcceptance Phase
Network OperabilityNetwork Operability
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Case StudyCase Study
University Science BuildingUniversity Science Building– Two Buildings connected by a common atriumTwo Buildings connected by a common atrium
120,000 sq. ft’ 120,000 sq. ft’ Combination Classroom/Lab/OfficeCombination Classroom/Lab/Office1,800 Work Area Outlets – 6,000 cables1,800 Work Area Outlets – 6,000 cables27 Telecommunications Rooms27 Telecommunications RoomsSMF/MMF Backbone for DataSMF/MMF Backbone for Data– 972 fiber connections972 fiber connections
Copper Voice BackboneCopper Voice Backbone– 8,100 pairs8,100 pairs
Commissa 2003Commissa 2003
Case StudyCase Study
Cable Plant Design Cable Plant Design
Client Building SpecificationsClient Building Specifications
Manufacturer's WarrantyManufacturer's Warranty
Certified InstallerCertified Installer
Commissioning PlanCommissioning Plan
Commissa 2003Commissa 2003
Case StudyCase Study
Commissioning Process uncovered Commissioning Process uncovered multiple deficiencies in cable plant multiple deficiencies in cable plant and infrastructure components.and infrastructure components.
Contractor contractually required to Contractor contractually required to correct problems at no additional costcorrect problems at no additional cost
Estimated savings over $50,000Estimated savings over $50,000
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Installation DeficienciesInstallation Deficiencies
Cables laying on ceiling tiles
Innerduct attached to conduit Improper fiber termination method
Cables laying on fixtures
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Summary COMMUNICATION INFRASTRUCTURE AUDIT
STANDARDS SUMMARY NATIONAL ELECTRIC SIEMON ANSI/EIA/TIA YALE BICSI MANUFACTURER'S CONSTRUCTIIONCODE (NEC) WARRANTY ITS TDM INSTALLATION REQUIREMENTS "T" DWGS
IMPROPER FIRESTOPPING X X X X X X T7.02 NOTE 8
T7.03BEND RADIUS AND BEND DELIMITER X X X X XEXCEEDED
NO FIBER SERVICE LOOP X X X
NO BONDING JUMPER BETWEEN X X X XRACKS
NO BUSHINGS ON SLEEVES X X X X X X T7.02 NOTE 10
SLEEVE HEIGHT LESS THAN 4" T7.02 NOTE 9
WORKING CLEARANCE (30") X X X X X XNOT MAINTAINED IMPROPER TENSION OF TY RAPS X X X X X
CABLE CLEARANCE S FROM LIGHT X X X X X XLESS THAN 2"
CABLES OR DUCT ATTACHED X X X X X XTO CONDUIT IMPROPER CABLE SUPPORT X X X X X
SLEEVE FILL RATIO EXCEEDED X X X X X X
POWER NOT INSTALLED ON RACKS T7.06
FIBER TRAY SYSTEM NOT INSTALLED T6.01T6.02
ORIENTATION OF WALL PHONE JACK INCORRECT T7.03
HAND WRITTEN LABELS X X X X X
CABLE SLACK AT WAO X X X X
Commissa 2003
Riser COMMUNICATION INFRASTRUCTURE AUDIT
RISER TEST SUMMARY
Copper Riser Test Results
NUMBER OF RECORDS 775 pairs FAILURES 107 pairs
PROBLEM
CLOSET TC L6-A ROOM 666C REVERSED BINDER 050/076 - 76/100
CLOSET TC L3-A ROOM 366C REVERSAL ON 225 AND 325ORANGE AND GREEN BINDER FLIPPED
CLOSET TC L1-A ROOM 166C 175 REVERSED PAIR
CLOSET TC LL1-D NL06 1 REVERSED PAIR2 & 3 OPEN
CLOSET TC L2-D N224 PAIR 52 & 53 OPEN
CLOSET TC L3-D N324 REVERSED PAIR 27
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Fiber Riser Test Results
NUMBER OF RECORDS 115 Strands Tested30 Strands Performance Faiure27 Strands Were Open
57 TOTAL FAILURES
PROBLEM
CLOSET TC LL1-D NL06 SM PORTS 2&3 OPENCLOSET TC L6-C S600B SM PORTS 5&6 OPENCLOSET TC L6-A S666C SM PORTS 3&4 OPENCLOSET TC L5-B S536C MM BINDER GROUP REVERSED 1IN CLOSET IS 7 AT MDFCLOSET TC L4-C S400B SM PORTS 3,5&6 OPENCLOSET TC L4-B S436C SM PORTS 1&2 FAILED SM PORT 3 LIGHT ONLY FAIL SM PORTS 4&6 OPEN
NOTE: RACK 5 RIC #2 CABLEIS SWAPPED BETWEENS436C AND S336C
CLOSET TC L3-B S336C SM PORTS 1&2 FAILEDCLOSET TC L3-A S366C SM 5 PORT OPEN CLOSET TC L2-C S200B SM PORT 6 OPENCLOSET TC L1-B S136C SM PORT 3 OPENCLOSET TC L1-A S166C MM PORT 5 OPENCLOSET TC LL1-D SL49 SM PORT 6 OPENCLOSET TC LL1-D NL06 SM PORTS 2&3 OPEN
MM PORTS 3&4 OPENCLOSET TC LL1-D N124 SM PORTS 1&2 OPENCLOSET TC L2-D N224 SM PORTS 1&2 OPEN
MM PORT 6 OPENCLOSET TC L2-E N208 SM PORT5 OPENCLOSET TC L3-E N 308 MM PORT 2 OPEN
NOTE: RIC LABELED INCORRECTLY
DUE TO THE HIGH FAILURE RATE WE TESTED MORE THAN THE REQUIRED 10%
MDF RIC LABELING IS INCONSISTENT WITH CLOSET LABELING
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Case Study Conclusions Case Study Conclusions
Specifications were minimally enforcedSpecifications were minimally enforced
Marginal workmanship issues were Marginal workmanship issues were resolved by the warranty and resolved by the warranty and commissioningcommissioning
IT inspection reports were overwhelmingIT inspection reports were overwhelming
Commission Report identified additional Commission Report identified additional deficiencies and subsequent corrective deficiencies and subsequent corrective action.action.
Commissioning ROI was Five to OneCommissioning ROI was Five to One
Commissa 2003Commissa 2003
Information & Training Information & Training Resources Resources
ASHRAE – American Society of Heating, ASHRAE – American Society of Heating, Refrigerating and Air-Conditioning Refrigerating and Air-Conditioning Engineers. (www.ashrae.org)Engineers. (www.ashrae.org)GSA & Department of Energy GSA & Department of Energy www.gsa.org www.gsa.org BICSI – Building Industry Consulting BICSI – Building Industry Consulting Service International (www.bicsi.org)Service International (www.bicsi.org)CSI – Construction Specifications Institute CSI – Construction Specifications Institute (www.csi.org)(www.csi.org)
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Information & Training Information & Training Resources Resources
TIA/EIA – Telecommunications Industry TIA/EIA – Telecommunications Industry Association (www.tia.org)Association (www.tia.org)NIBI – National Institute of Building Sciences NIBI – National Institute of Building Sciences (www.nibs.org)(www.nibs.org)BCA – Building Commissioning Association BCA – Building Commissioning Association (www.bcxa.org)(www.bcxa.org)PECI – Portland Energy Conservation Inc.PECI – Portland Energy Conservation Inc.(www.peci.org)(www.peci.org)
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Information & Training Information & Training Resources Resources
Additional web sitesAdditional web sites– Florida Design Initiative Florida Design Initiative
www.fcn.state.fl.us/fdiwww.fcn.state.fl.us/fdi– University of Washington University of Washington
www.weber.u.washington.eduwww.weber.u.washington.edu– Association of Higher Education Facilities Association of Higher Education Facilities
Officers Officers www.appa.orgwww.appa.org– Federal Energy Management Program Federal Energy Management Program
www.eren.doe.gov/femp/facbuildwww.eren.doe.gov/femp/facbuild