Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott...

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issioning for SustainedCom

missioning for Sustained

Building Performance


Birmingham, AL

Marriott9/29/11

Introduction to Commissioning and Retro-Commissioning

Presented By:

Michael W. Hardy, PE, LEED® AP, CCP

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Birmingham, AL

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Key Learning Points

• Basics of Commissioning Process

• Lessons Learned

• Commissioning Saves Money!

• Retro-Commissioning Is Low Hanging Fruit!

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Agenda• Definitions

• Commissioning (Cx)Process

• Lessons Learned

• Cx Cost and Benefits

• Retro-Cx Process

• Retro-Cx Cost and Benefits

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Confusion

• What is “Commissioning”?

• Am I Paying Twice?

• Re-, Retro-, Continuous-…?

• How does “Commissioning” Work?

• Who provides “Commissioning”?

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Overcoming Confusion• Understand the Basics

• Detailed Planning

• Clear Terminology

• Process Definition

• Document Value

• Promote Success

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Definitions• Commissioning (Cx)

• Commissioning Authority (CxA)

• Commissioning Team

• Owner’s Project Requirements (OPR)

• Basis of Design (BOD)

• Commissioning Plan

• Commissioning Specifications

• Commissioned Systems

• Re-Commissioning

• Retro-Commissioning (RCx)

• Continuous Commissioning®

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Commissioning (Cx)• A systematic process to ensure building

systems perform according to the Owner's Project Requirements.

• A collaborative team effort and that begins in the pre-design phase and continues through the post- occupancy phase.

• A systematic process that enhances quality control and adds value through optimized building performance.

• ASHRAE Guideline 0-2005

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Commissioning Authority (CxA)A person (or firm) responsible for executing commissioning services

– Leads the Commissioning effort

– Extension of owner resources

– Verifying achievement of the Owner’s Project Requirements is primary role

– Potential Providers:• Independent third-party • A/E firm• General contractor• Key sub-contractor• Owner's in-house personnel

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Commissioning Team

A body of subject matter experts who, through coordinated actions, are responsible for carrying out the Commissioning Process.

Typical members:– Owner– CxA– Design Team– General Contractor– Key Sub-Contractors– Specialty Consultants

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Owner’s Project Requirements (OPR)

– Design Intent Document

– Document written by Owner and Cx Authority

– Details Owner’s expectations and goals for how the building will operate

– Typically includes:• Project goals• Performance criteria• Equipment and system preferences• Cost considerations• Benchmarks• Measures for success

– Basis of Commissioning effort

– Living document!

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Basis of Design (BOD)

– Produced by the design team

– Design team response to the OPR

– Documents concepts, calculations, and equipment selection

– ASHRAE Guideline 1.1-2007

– Technical document

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Commissioning Plan

– Prepared by CxA– Detailed planning document– Organization of the Cx Team– Assigns member responsibilities– Schedule of Cx events– Allocation of Cx resources– Defines Cx documentation– Living document!

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Commissioning Specifications– Design team responsibility– Developed in collaboration with CxA

– Reviewed and approved by CxA– Part of the contract documents– Defines the Cx Team responsibilities– Defines Cx support activities– Clearly define owner training

requirements!

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Re-Commissioning• Existing buildings that were

originally commissioned• Periodic recurring event• Reapplies original commissioning

process• Maintains optimal facility

performance• Maintains compliance with

original OPR• Readjusts operating parameters

to current occupancy and update OPR

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Retro-Commissioning (RCx)– Existing buildings that have never been

commissioned

– Multi-phase process (investigation and implementation)

– Retro-Commissioning Plan directs activities

– Addresses facility operational problems

– Includes a review of original design intent

– Identifies changes in building use and occupancy

– Significant energy savings

– Low hanging fruit!

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Continuous Commissioning®

– On-going commissioning

– Continuous or on-going measurement of building performance

– Scheduled Re-commissioning of the building

– Typically implemented after Cx, RCx, or Re-Commissioning

– Ensures continued optimal performance

CommissioningCommissioning

Commissioning for Sustained Building PerformanceSeptember 29, 2011

MarriottBirmingham, AL

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Commissioning Process• Establish OPR• Establish BOD• Develop Cx Plan• Develop Cx Specs• Peer Review(s)• Submittal Review• Commissioning Issues Log• Pre-Functional Checklists• Functional Performance Testing• Review Maintenance Manuals• Operator Training• Commissioning Report• Seasonal Testing• Warranty Inspections• Continuous Commissioning

Commissioning Process

Project Implementation

PLANNING DESIGN CONSTRUCTION PRE-OCCUPANCY POST-OCCUPANCY

Owners Project Requirements

O&M Review CxReport

Pre-Functional Testing

Construction Checklists

Submittal Review

Basis of DesignReview

SpecReview

Initial Design Document

Review

OwnerTraining

SeasonalTesting

WarrantyReview

Start-up

Functional TestingCommissioning

Kick-off Meeting

Final Design Document

ReviewCommissioning

Kick-off Meeting

Commissioning Plan

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Source: Evan Mills, LBNL, 7/21/2009

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Establish Cx Scope• Systems to be Commissioned

– Building Envelope

– HVAC and Controls

– Lighting Systems

– Electrical Systems

– Life Safety

– Security

– Domestic Water Heating

– Other Plumbing Systems

– Renewable Energy Systems

– Other Specialty Systems

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Peer Review

• BOD consistent with OPR• Design consistent with BOD• Can systems be commissioned• Review energy model• Identify energy efficiency opportunities• System access and maintainability

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Submittal Document Review• Compliance with OPR, BOD,

and design documents• Equipment efficiencies• Equipment manufacturers• Equipment warranties• Physical dimensions• Service clearances• Can it be commissioned?• Can it be maintained?

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Commissioning Issues Log

• Date Discovered

• Issue

• Plan of Action

• Responsible Party

• Date Resolved

• Not a punch list!

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Pre-Functional Checklists

• Specific to Each Item of Equipment

• Do we have all the right components?

• Is it installed correctly?

• Is it ready for functional performance testing?

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Functional Performance Testing• Specific to each System

• Evaluates system integration

• Is it working properly under normal and design conditions?

• Is it working properly under emergency conditions?

• Is it working efficiently?

• Seasonal testing

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Operator Training

• Involve throughout construction process

• Pre-Test

• Classroom Training

• “Hands-On” Training

• Post-Test

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Commissioning Report

• OPR• BOD• Cx Plan• Pre-Functional Inspections• Installer Test Results• Functional Performance Test Results• Operator Training Test Results• Open Issues

Commissioning for Sustained Building PerformanceSeptember 29, 2011

MarriottBirmingham, AL

Commissioning Lessons Commissioning Lessons LearnedLearned

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Design Team Resistance

• CxA will “Dictate” Design

• CxA Will “Second Guess” Design

• CxA Will Uncover Design Team Mistakes

• CxA Will Increase Costs

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Overcoming Design Team Resistance

• Involve CxA Early in the Project

• Foster a Collaborative Work Environment

• CxA Makes Suggestions and Recommendations, Not Design Changes

• CxA Discusses Peer Review Comments with Design Team Prior to Sending to Owner

• Effective Communication Skills

• Effective Team Building Skills

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Peer Review Is Not…

• A Contest Between CxA and the Design Team

• Second Guessing

• Backseat Driving

• Value Engineering

• Life Cycle Cost Analysis

• Code Compliance Review

• Confrontational

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Contractor Resistance• Cx Submittal Review

• Cx Process Hinders the Construction Process

• Cx Process Increases Contractor Costs

• Cx Will Identify Contractor Mistakes

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Overcoming Contractor Resistance• Cx Tasks Do Not Interfere with

Contractor’s Critical Path• Cx Tasks Are Coordinated with

Contractor’s Schedule• Cx Specifications Are Provided to

Contractor Prior to Pricing• Cx Plan Eliminates Duplication of

Work• CxA Discusses Issues Log Directly

with Contractor• Limit or Reduce Contractor

warranty calls

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Owner Resistance

• Why should I pay extra for something I have already paid the design team and contractor to do?

• Why fix something that is not broken?

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Overcoming Owner Resistance• Commissioning is NOT included in traditional

project delivery• Separate and distinct from the Design Team

services• Separate and distinct from TAB services• Separate and distinct from Contractor

services• Document value along the way• Commissioning reduces capital costs• Commissioning reduces operating costs• Absent Commissioning, conventional project

delivery does not typically yield a high performance buildings

• Promote success!

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Owner Resistance - Cost

• Cx Costs Too Much

• Cx Fees Reduce Funds Available for Program Space

• Return On Investment?

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Typical Commissioning Cost• Depends on Cx Scope• Contributors to Higher Cost

– More Systems– More Complexity– Higher Levels of LEED Certification– Team Experience

• 0.5% to 1.5% of Construction Costs• 2.0% to 3.0% of System Costs• $0.50 to $2.00 per square foot

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Typical Commissioning Cost


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Reducing Cx Costs

• Look at Bundled Services Options• Combine TAB with Cx

• Warranty Cost Savings• “Commissioning Team” Approach• Reduce Scope of Cx Effort

– HVAC– Lighting– Life Safety

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Initial Cost Savings• Compliance with OPR• Improved Quality Control• Non-Energy Benefits

– Reduced Change Orders– Accelerated or On-Time Schedule– Reduced Warranty Call Backs

• Identify Potential Issues Early• LBNL Study – Offsets 50% of Cx Cost

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Operational Cost Savings

• Improved Equipment Maintenance

• Increased Equipment Longevity

• Optimal Equipment Operation

• Trained Staffing

• Vested Staffing

• Improved Utility Rates

Illustrative Relationships between commissioning and energy efficiency

measures


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Operational Cost Savings


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Marriott9/29/11 Source: Evan Mills, LBNL, 7/21/2009

Return on Investment

Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott...

Documents

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