National Sustainable Building Advisor Program Unit 8B

Building commissioning

Christopher Kerr, CxAGlumac

June 4, 2010

• What is Commissioning

• Why Commission

• Commissioning Process

• Benefits

• LEED & Commissioning

• Who

• Costs

Commissioning

“The Commissioning Process is a quality-oriented process

for achieving, verifying, and documenting that the

performance of facilities, systems, and assemblies meets

defined objectives and criteria.” -- ASHRAE Guideline 0-

2005

Commissioning Defined

Commissioning – What is it?

Term derived from Ship Building – • A commissioned ship is one deemed ready for service.• Material, systems and staff have successfully completed

a thorough, quality assurance process.

Commissioning – What is it?

Building undergoes an intensivequality assurance process that begins

during design, continues through construction, occupancy and operation.

Commissioning – What It Does

Commissioning produces a Building that:

• Meets the unique needs of its owner and occupants.• Operates as efficiently as possible.• Provides a safe, comfortable work environment.• Operated and maintained by a well-trained staff or service

contractor.

Commissioning

Don’t I already pay for that?

Commissioning

Design Professional Agreement

• No “third set of eyes” • No Start Up / Operational Issues• Minimal field experience• Problems = Conflict

Don’t I already pay for that?

Commissioning

Construction Contract

• Craftsmen, not Engineers • No formal Cx program• No performance criteria• No witnessed tests• No Component Testing• No Systems Testing• Problems = Conflict

Don’t I already pay for that?

CommissioningWhy do we need Commissioning?

“..yeah, they’re substantially complete, but…”

Commissioning

Architect

Elec. Contractor

Mech. Contractor

Elec. Engineer

Mech Engineer

General Contractor

Typical Project Team Configuration Up to the Mid 1970’s

Commissioning

Architect

Data/Security/Misc.

Fire Alarm

General Contractor

Elec. Engineer

Mech Engineer

Controls Contractor

Elec. Contractor

Mech. Contractor

Fire Protection Gaps between disciplines resulting in: • Poor coordination• Lost details• Costly change orders• Delays in schedule

Typical Project Team Configuration After the Mid 1970’s

Commissioning

Commissioning helps fill the gaps in coordination

Commissioning Encompasses

“All”

New Project Team Configuration with Commissioning

The Commissioning Process

The Commissioning Process involves steps that are integrated into every phase of the project:

Commissioning is NOT just testing at the end!

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Select Commissioning Authority

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Scope & budget for commissioning

• Peer Reviews

• Construction Site Visits

• Warranty Period

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Document/Review Owner’s Project Requirements

• Form the basis for all design decisions• Information for team to properly:

• Plan• Design• Construct• Operate• Maintain

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

Owner’s Project Requirements• Schedule & Budget

• Documentation Requirements

• Training Requirements

• Operating/Maintenance

• Benchmark Requirements

• Codes and Standards

• Sustainability Goals

• Restrictions/Limitations

• Occupancy/Schedule

• Energy Efficiency Goals

• Quality Requirements

• Future Expansion

• Indoor Environment

• Acoustical Requirements

• Security

• Accessibility

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Commissioning Plan• Overview of process• Roles & Responsibilities• Communication Channels• Detail Description of Cx Activities• Milestone Schedules• Verification Procedures• Living Document• Basis for Final Report

PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN

The Commissioning Process

• Document/Review Basis of Design• Narratives of Systems• Assumptions• Reference Make & Models• Operational Assumptions• Documents how OPR will be satisfied

PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN

The Commissioning Process

• Perform Commissioning Review• Continuous Review• 50% CD Reviews• Development of Cx Issue Log

PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN

The Commissioning Process

• Include commissioning requirements in construction documents

• Include OPR as reference• Basis of Design• Division 1 • Divisions 15 and 16• Contractor involvement• Test Requirements• Training Program

PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN

The Commissioning Process

• Refine scope of commissioning

• Update Commissioning Plan

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

Update Commissioning Plan & Schedule• Cx Plan and Schedule are “Living Documents”

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD

• Concurrent with A/E Review• Cx Review Does not Accept or Reject

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences

• Narratives• Control Points• Satisifies Design Requirements

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review Control Sequences• Develop Test Procedures

• Based on Control Sequences• Review with Contractors/A/E

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences• Develop test procedures• Document construction observations

• Periodic Site Visits• Regularly Scheduled Cx Meetings

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences• Develop test procedures• Document construction observations• Develop Systems/O&M Manuals

• CxA Reviews for Completeness• Concurrent with A/E Review

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Functional Performance Testing (FPT)• Documentation of deficiencies found during FPT’s• Deficiency correction and retesting• Training of O&M Personnel• Final Report

PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING

The Commissioning Process

• Assist with maintenance management program• Adjust for occupancy/warranty period• Off-season testing• Optional: Lessons-learned meeting• Optional: Periodic re-commissioning

Commissioning

• HVAC• Electrical• Plumbing• IT, Fire Alarm, BMS, • Envelope• Special Spaces• Any Building System

Systems Commissioned

Commissioning

• Sets clear measurable goals for everyone– Verifies owner’s requirements are being met throughout the design

and construction phases

• Establishes accountability – Changes the way people perform

– Allows designers and contractors to measure success as well as deficiency

Benefits of Commissioning

Commissioning

Quality Process• Prevents/resolves problems

• Discovers/correct s design issues early in design

• Improves specifications & design documents

• Prioritizes systems for early completion

• Reduces RFI’s & change orders

Benefits of Commissioning

Commissioning

Contractors focus on quality work• Improves submittal process• Provides resource for MEP coordination prior to construction• Catches problems at the start of installation• Tests finished work to verify proper operability• Interfaces builders with operators• Timely delivery of Systems/O&M materials• Creates team atmosphere and accountability

Benefits of Commissioning

Commissioning

Improves • Energy performance• Comfort• Air quality• Occupant productivity• Equipment life• Maintainability• Facility staff preparedness

Benefits of Commissioning

LEED ® & Commissioning

LEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN

FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1

ENHANCED COMMISSIONINGENERGY & ATMOSPHERE CREDIT 3 (NC)

ENERGY & ATMOSPHERE CREDIT 2 (CS,CI)

LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN

FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1

• Engage a commissioning lead • Review the “owner’s project requirements” and “basis of design”

documentation

LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN

FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1

• Engage a commissioning lead • Review the “owner’s project requirements”• and “basis of design” documentation• Develop Commissioning Requirements for inclusion in

Construction Documents.• Develop Commissioning Plan• Verify installation, functional performance, training and operation

and maintenance documentation• Complete a commissioning report

LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN

ENHANCED COMMISSIONING

ENERGY & ATMOSPHERE

In addition to Fundamental Cx: Perform Design Review Perform Submittal Review Develop Systems Manual Review Building Operation

within 10 months of completion

LEED® & Commissioning

Why does LEED require Commissioning?

Improves: • Energy performance• Comfort• Air quality• Occupant productivity• Equipment life• Maintainability• Facility staff preparedness

Commissioning

Who is the Commissioning Authority?

Commissioning

Who is the Commissioning Authority?

• Third Party • Field Experience• Engineering Background• Project Management• Project Experience• Single vs Integrated• Communicator• LEED Requirements

• Not Under Contractor• Can be on Design Team <50,000 sqft• Can be in Design Firm > 50,000 sqft• Cannot Perform Enhanced Cx

Commissioning Costs

• Different for Each Project• Depends on Size, Complexity and Scope of Cx• Accounts for Very Small Amount of Construction Budget• Accounts for even Smaller Amount of Building’s Lifecycle

Costs

Commissioning Costs

• Total Costs - $0.49 -$1.66/qft• Average Equates to 5 Year Payback• Value of Energy Savings - $0.02 - $0.19/sqft• Value of Non-Energy Savings - $0.23 – $6.96/sqft1

• Commissioned Buildings have 8% – 20% savings in Operating Costs over Non-Commissioned Buildings2

Finally

Questions

Resources

Building Commissioning Association –’www.bcxa.org’ 1California Commissioning Collaborative – ‘www.cacx.org’ 2Building Commissioning Guide V2.2 – GSA ASHRAE –’www.ashrae.org’ AABC Commissioning Group –’www.commissioning .org’ USGBC – ‘www.usgbc.org’ Glumac – ‘www.glumac.com’