The Existing Building Commissioning Process · Energy Exchange: Connect • Collaborate •...

Tampa Convention Center • Tampa, Florida

The Existing Building Commissioning Process

Junk to Gems: Existing Building Commissioning

Tony DiLeonardo, CxA, LEED APWick Fisher WhiteAugust 15, 2017

Tracey Jumper CCPJump Start Building Commissioning, LLC

August 15, 2017

Energy Exchange: Connect • Collaborate • Conserve

Types of Commissioning

EB-Cx: Commissioning of an Existing Building and Retro-Cx: Commissioning of an Existing Building

• When the focus is on energy savings• When there has been a change to the building program/usage• Returning building systems to previous performance levels• Building tune-up

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What is Commissioning?

Definition of Commissioning• Commissioning is defined as an organized process whereby selected

building systems are verified and documented as designed, installed, properly functioning, and can be maintained all in accordance with the Owner’s Project Requirements or Current Facility Requirements.

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EBCX Definition

• Existing Building Commissioning is… A systematic process for investigating, analyzing, and optimizing the performance of building systems through the identification and implementation of low/no cost and capital intensive Facility Improvement Measures (FIMs) and ensuring their continued performance. The Existing Building Commissioning process assists in making the building systems perform interactively to meet the Current Facility Requirements (CFR) and provides the tools to support the continuous improvement of system performance over time.

Source: Building Commissioning Association, Existing Building Best Practices

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• Organizing of building information• Knowledge of system performance • Prepare for staying ahead of issues • Structured process to identify, select, and

improve facility based on owner's priorities • The Tools for Continuous Cx

Tony & Tracey’s Breakdown


The Real World…

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Be ready for anything…

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Adjustable pipe support??

Minimum Outside Air Ventilation??

Safety and Code Concerns?

Energy Exchange: Connect • Collaborate • Conserve7

Hall of Shame


Hall of Shame


Commissioning Team

• Owner

• Users

• Operations and Maintenance

• Contractors

• Commissioning Provider (mechanical, electrical, plumbing, fire protection and building envelope)

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Goals of EBCX Team Members

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O& M Staff:Less work, no

complaints

Owner:Saving $$$$

CxA:Make the building work!

Utility:Saving energy

Occupant:Comfort

at any cost


Purpose/Goals of Commissioning

• Purpose and Goals• Make Buildings Work Better

• Increase Energy Efficiency

• Deliver the Building that Owners Want/Asked For

• Decrease Maintenance Requirements

• Improve Building Documentation (O&M’s, As-Builts, System Manuals)

• Improve/Provide Maintenance Training

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“OPTIMIZE THE EXISTING BUILDING SYSTEMS”


Typical Systems Commissioned

• Mechanical• HVAC, Plumbing, Controls

• Electrical • Normal Power, Emergency Power, Lighting Control

• Fire / Life Safety• Fire Sprinkler, Fire Alarm

• Specialty Systems• Security, Communications, Solar

• Non-Typical• Anything with a motor• Anything that has a “Sequence of Operation”

• Building Envelope• Roofing, Windows and Facade

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Existing Building Commissioning Process

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Investigation Phase

Implementation Phase

Hand-Off Phase

Planning/Initial Assessment

Phase

Persistence Phase

Source: Building Commissioning Association – Existing Building Commissioning Best Practices

Optimize Your Building’s Existing Systems!


EBCx Process

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Phase

Goal: Define the Owners Needs

Develop Scope of Work

Building Walk Thru = Initial Assessment

Document Review, and interview key personnel

Develop Current Facility Requirements

Goals and Objectives

Preliminary Building Benchmarking

Commissioning Plan

Custom Building Operation Plan


Planning/Initial Assessment Phase - Document Review

• Design Drawings• Mechanical Schedules• One-line/Flow Diagrams• Fan & Pump Curves• Controls Drawings• Sequences of Operations• TAB Reports

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Planning/Initial Assessment Phase - Facility Walkthrough

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Document (Photo)• Current Conditions

• Obvious issues

• Operating Info

BAS (Building Automation System)

Equipment

• Age

• Condition

• Operating (?)

Lighting and Lighting Control


Planning/Initial Assessment Phase - Building Controls

Review to understand:• Space types, configurations and layout

• System design concepts

• Equipment types, quantities, sizes, etc.

• Zoning configurations

• Energy Benchmarking Information

• Level of Control

• Sequences of Operation

• Overall operating condition

• Overrides

• Operations and Maintenance Requirements

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Questions to ask:Has the Building Usage Changed?

What are the CFR?


Planning/Initial Assessment Phase - Facility Walkthrough

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Exterior Enclosure:• Wall Leaks

• Insulation breaks

• Thermo-Scan of roof


Planning/Initial Assessment Phase - Data Gathering

Energy Data

• Get a Utility data release form

• Two full years of billing data broken down by month

• Hard copy of one complete bill of each utility type

• Electric interval data for at least a full year

• Rate schedules

• Commodity contracts

• Copies of energy or benchmarking reports

• Energy Use Index – Average? Above? Below?

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Device: 6433514 From: 06/03/2010 15 Minute Pulse Date

0:15 0:30 0:45 1:00 1:15 1:30 1:45 2:00 2:15 2:30 2:45 3:00 3:15 3:3006/03/10Thu 738 740 738 750 744 734 746 750 754 742 740 746 858 90406/04/10Fri 718 722 716 714 718 712 712 708 724 764 784 784 830 86406/05/10Sat 858 862 850 818 818 814 816 818 848 874 876 882 874 88806/06/10Sun 864 846 848 846 850 848 846 840 866 872 878 878 870 87006/07/10Mon 858 864 852 852 850 854 852 874 886 896 888 888 908 90806/08/10Tue 888 900 900 900 890 896 894 888 892 914 922 926 938 94206/09/10Wed 978 976 966 974 978 972 970 976 972 982 996 994 1062 112406/10/10Thu 854 856 856 854 854 848 846 846 874 894 890 898 946 98006/11/10Fri 916 900 868 860 860 876 864 862 872 808 786 786 858 91806/12/10Sat 732 736 732 724 720 724 724 728 724 738 768 760 740 70606/13/10Sun 708 708 710 708 706 706 710 714 706 736 742 742 736 73606/14/10Mon 872 868 856 872 868 864 868 860 850 892 906 912 904 912


Planning/Initial Assessment Phase - Energy Benchmarking

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Energy Consumption and Cost Profile for 2010 Gross Square Footage 178,450

Conditioned Square Footage 178,450

Jan Feb Mar April May Jun July August Sep Oct Nov Dec1 2 3 4 5 6 7 8 9 10 11 12I. Electricity Constellatio 6,841.7 7,031.1 6,632.0 6,517.6 7,909.8 5,464.7 4,513.5

1. Total Consumption kWh 115,390 112,367 120,285 115,007 86,331 117,949 97,045 94,223 97,182 134,015 87,268 95,969 1,273,0312. $/kWh $0.16 $0.20 $0.19 $0.17 $0.18 $0.12 $0.15 $0.14 $0.14 $0.12 $0.14 $0.11 $0.153. Total Electic Cost $18,572 $22,762 $23,351 $20,023 $15,622 $14,377 $14,199 $12,907 $13,356 $15,861 $12,055 $10,371 193,455$ 5. kW Demand 112 110 98 112 130 140 155 158 147 112 110 115 1586. MMBtu 394 384 411 393 295 403 331 322 332 458 298 328 4,3467. $/MMBtu $47.14 $59.33 $56.86 $51.00 $53.00 $35.70 $42.86 $40.12 $40.25 $34.67 $40.46 $31.66 $44.51

II. Fossil Fuel A. Natural Gas

1. Consumption (CCF) 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 57,0002. $/therm $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.42 $1.423. Total Cost $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 $6,750 81,000$ 4. MMBtu (Million Btu) 480 480 480 480 480 480 480 480 480 480 480 480 5,7575. $/MMBtu(Deca therm) $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07 $14.07

III. Total Energy (Site)1. Total MMBtu Consumption 874 863 890 872 774 882 811 801 812 937 778 807 10,1032. $/MMBtu $28.98 $34.18 $33.81 $30.69 $28.89 $23.94 $25.83 $24.53 $24.77 $24.12 $24.18 $21.21 $27.173. Total Cost $25,322 $29,512 $30,101 $26,773 $22,372 $21,127 $20,949 $19,657 $20,106 $22,611 $18,805 $17,121 $274,4554. $/Gross Sq. Ft. 0.1419 0.1654 0.1687 0.1500 0.1254 0.1184 0.1174 0.1102 0.1127 0.1267 0.1054 0.0959 1.53805. $/Conditioned Sq. Ft 0.1419 0.1654 0.1687 0.1500 0.1254 0.1184 0.1174 0.1102 0.1127 0.1267 0.1054 0.0959 1.53806. Btu/Gross Sq. Ft. 4,896 4,838 4,990 4,889 4,340 4,945 4,545 4,491 4,548 5,252 4,358 4,524 56,616 7. Btu/Conditioned Sq. Ft. 4,896 4,838 4,990 4,889 4,340 4,945 4,545 4,491 4,548 5,252 4,358 4,524 56,6168. Elec - Btu/ Conditioned Sq- 2,208 2,150 2,301 2,200 1,652 2,257 1,857 1,803 1,859 2,564 1,670 1,836 24,3559. Fossil - BTU/ Conditioned S 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 32,261

IV. Total Energy (Source)1. Total MMBtu 1,666 1,635 1,716 1,662 1,367 1,692 1,477 1,448 1,479 1,857 1,377 1,466 18,8442. Btu/Gross Sq. Ft. 9,336 9,162 9,618 9,314 7,662 9,483 8,279 8,116 8,287 10,409 7,716 8,217 105,5973. Btu/Conditioned Sq. Ft. 9,336 9,162 9,618 9,314 7,662 9,483 8,279 8,116 8,287 10,409 7,716 8,217 105,5974. Elec - Btu/ Conditioned Sq- 6,647 6,473 6,929 6,625 4,973 6,795 5,590 5,428 5,598 7,720 5,027 5,529 73,3365. Fossil - Btu/ Conditioned S 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 2,688 32,261

Total

After gathering all the data, you can begin the analysis and go to next phase


Planning/Initial Assessment Phase – Energy Focus

• Keys to EBCx Energy Projects– Optimize your existing building systems without

capital expenditures (true improvements).• Ensure Economizer Operation• Review Building Automation System Operation• Review Building Envelope• Knowledge of the Building with updated record drawings

• Then you can review more energy savings capital expenditures


Target Location Sites Savings EBCx Cost Source

Gov’t California 11 sites 14.3% 1.01 $/SF 1

University California 26 bldgs. 10% 1.00 $/SF 1

Offices Connecticut 5 bldgs. 8.5% 0.62 $/SF 1

Mixed commercial

Oregon 76 projects 10% - 15% electric

0.42$/SF 1

Simple AVG 186 ~10% - 15% 0.41 $/SF 1

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Existing Building Cx - Costs

1. Information taken from the Lawrence Berkeley National Laboratory Report 20092. New data – coming soon!

Documented Study by Evan Mills, PhD


Putting All the Information Together

• Equipment / Systems

• Does equipment or systems conform to the CFR?

• Improvement Potential (versus CapEx)

• Feasibility

• High EUI? Sum of all measures? Combined with O&M?

• Investigation Planning

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Planning/Initial Assessment Phase


EBCx Process

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Investigation Phase

Goal: Site Investigation to compare building and system performances with the current operational needs.

Understand the Project Focus and CFR

Facility Performance Analysis

Establish Performance Baselines

Develop Testing Procedures

System Testing

Master List of Findings


Investigation Phase

EBCx Investigation Plan• Create Prioritized Checklists:

• Tasks based on Energy Focus

• Utility Incentive, Pre/Post M&V requirements

• Physical Review / Controls Interface Review

• Sequence of Operations Review / Functional Performance Tests

• Review Trends / Diagnostic Monitoring

• O&M / Maintenance Review

• Data Logging for areas of concern

• Deliverables

• Observation Log / Master List of Findings

• Proposed Sequence Revisions

• Energy Savings Analysis

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Investigation Phase - Functional Testing Examples

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Investigation Phase - Functional Test Procedure Process

Existing Sequence of operationCurrent Facility Requirements (CFR)Drawings & SchematicsStep by Step TestingWrite the Functional Test Procedures

• Consider seasonal issues

• Consider occupant impacts

• Clarity for Operations Personnel

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Investigation Phase - Fundamental Testing Procedures

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Computer Room Air Conditioning Unit

Test Steps Action Items Location Observations Status Check RemarksM27.2 Operational Test

M27.2.1 Make CRAC-34 the lead unit if not so already. Confirm that the unit return air temperature setpoint is 72 degrees F and the unit return air relative humidity setpoint is 45% RH. Adjust the setpoints as required.

Unit Verify that the unit references average space temperature and relative humidity from the BAS for control.

M27.2.2 Lower the unit return air temperature setpoint to 67 degrees F.

Unit Verify that the unit is operating to heat.

M27.2.3 Raise the unit return air temperature setpoint to 77 degrees F.

Unit Verify that the unit is operating to cool.

Lower the unit return air temperature set point to 67 degrees F

Verify that the unit is operating to heat.

Raise the unit return air temperature set point to 77 degrees F

Verify that the unit is operating to cool.


Investigation Phase - Fundamental Testing Procedures

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Outdoor Lighting

Test Steps Action Items Location Observations Status Check RemarksL.2 Operational Test

L. 2.3 Raise the outdoor light level setpoint 1 foot- candle above the actual outdoor light level.

Workstation Verify at the workstation that outdoor lighting is signaled on.

Outside Verify that outdoor lighting is on.

L. 2.4 Lower the outdoor light level setpoint 9 foot- candles below the actual outdoor light level.

Workstation Verify at the workstation that outdoor lighting remains signaled on.

Outside Verify that outdoor lighting remains on.

L. 2.5 Lower the outdoor light level setpoint 11 foot- candles below the actual outdoor light level.

Workstation Verify at the workstation that outdoor lighting is signaled off.

Outside Verify that lighting is off.

Raise the outdoor light level setpoint 1 foot-candle above the outdoor light level.

Verify that the outdoor lighting is on.

Lower the outdoor light level setpoint 9 foot-candles below the actual outdoor light level.

Verify that outdoor lighting remains on.


Investigation Phase - Cx Of Electrical Systems IR Scans

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Imbalance of LoadFuse connections


Investigation Phase

Master List of Findings (EBCx Issues Log)Improvement Opportunities (Issues)Recommended Improvements

• Description

• Implementation cost

• Savings

• Payback & ROI

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Common Issues Found by Cx During Existing Building Cx

HVAC Equipment Maintenance:• Incorrect maintenance passed down from contractor• Band-aid fixes

Operating Controls:• Temporary overrides that have been left in place.• Operating all of the HVAC units instead of having one redundant.• Room temp sensors out of calibration or not working properly

Emergency Power System:• Generators exercised regularly, but not through the ATS, so the entire system has never

had a Total Confidence Test (Integrated Systems Test). • No “Load Shedding” planned or programmed.• Return to Normal Power never tested or demonstrated • under controlled conditions.• Battery Room hydrogen exhaust not working within • Design parameters

Mechanical Systems Design:• HVAC System does not include air-side economizers.• Chilled Water System does not include water-side • economizers.• TAB Issues

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EBCx Process

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Goal: Implement the Facility Improvement Measures (FIM) that are selected from the list of findings and verify the predicted results and performance.

Select FIM ‘s

Make an Implementation Plan (Priority List)

Implement the Selected FIM’s

Testing or retesting of modified systems

Execute Measurement and Verification (M&V) Plan

Evaluate the Final Energy Savings

Plans for Ongoing / Continuous Commissioning



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GoalsImplement Facility Improvement Measures (FIMs) Based on Master List of Findings

• Recommendation by CxA

• Selected by Owner

Final Selection Factors

• ROI and simple payback

• Budgetary constraints

• Anticipated facility impacts

• Available implementation resources

• CFR

• O&M Staff Workload & Capabilities

• Future Capital Investment


Implementation Phase – FIM

Item Building Measure Description Cost Savings Simple Payback

1 Extended Surface Filters $10,700 $18,000 0.6 years2 HVAC Scheduling & Flow

Settings $35,000 $86,800 0.4 years3 Excessive simultaneous

heating and cooling $17,300 $23,000 0.75 years4 Hospital Pump Impellers $6,700 $6,700 1 year5 By-Pass Timers $3,500 $65,800 0.05 years6 Supply Air Temperature

Setpoints $700 $5,000 0.14 years7 Long Term Care

FacilityEnable Economizer Controls $3,600 $4,700 0.8 years

8 Scheduling Equipment and Lights $0 $66,400 Immediate

9 Economizer Settings $0 $17,000 Immediate10 Static Pressure Reset $0 $7,500 Immediate11 Oregon Office EMS Control of Duct

Heaters $0 $3,700 Immediate12 Colorado Retail EMS Night Purge and

Optimum Stop/Start Strategies $0 $5,000 Immediate

13 Tennessee Office Chilled Water Pump VFD, Piping System Leaks, and By-Passes $9,300 $24,300 0.3 years

14 Massachusetts Retail

Battery Charging Schedule Changes $0 $3,700 Immediate

Totals $86,800 $337,600 0.26 years

High Tech

Coronor's Office

Corporate Office


Implementation Phase – M&V

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Measurement & Verification

• International Performance Measurement and Verification Protocol (IPMVP)

• Important to establish baselines before retrofits (during Investigation Phase)

• Often garners LEED Points

• Often required by Utility (Rebates)


EBCx Process

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Hand-Off Phase

Goal: For a smooth handoff or transition from the Cx team to Building Operations personnel.

Review all pertinent documentation with Operations Staff

Compile or Update Systems Manuals

Index BOD

Record Documentation CFR

Lists of recommended operational SystemsDescriptionsRecord keeping procedures

EBCx Report Training Materials

Lessons Learned Meeting


Hand-Off Phase – System Manuals

Systems Manuals

What is it?

Why is it required?

What is required from the CxP?

Manuals include:

• System Description

• Updated Sequence of Operation

• Flow Diagrams

• O&M Data

• PM Data

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Systems Manual: Examples

Setpoint should be 32.8 psi


Hand-Off Phase - Training

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Training Plan

• Determine curriculum and activities

• Consider videotaping the training

• Create plan for future employees


Hand-Off Phase– Final Report

Final EBCx Report - Overview• Record of the EBCx activities

• Outline of measures implemented

• Invaluable resource building operators

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EBCx Process

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Persistence Phase

Goal: Ensures that the FIM’s continue to perform properly over their lifecycle and they continue to meet the CFR.

Implement Ongoing / Continuous Commissioning

Continue to Benchmark the building energy use

Monitor and Track Energy Use

Monitor and Track Non-Energy Building Performance Metrics

Trend Key System Parameters

Document changes with an operator’s log


Ocx Process

• Implement Persistence Strategies with the BAS

• Implement Re-Cx Process

• Baseline Monitoring

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Persistence (Ongoing) Cx Phase


EBCx Process

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PhaseInvestigation Implementation

TurnoverPersistenceReview CFR

Return to the CFR at the end and review it again!


Conclusion

Building performance degrades over time, causing performance & energy inefficiency

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Building performance with only periodic re-commissioning

Building Energy

Performance

Baseline

EBCx EBCx

Time

Tampa Convention Center • Tampa, Florida48

Thank YouTony DiLeonardo CxA, LEED AP Tracey Jumper CCP

The Existing Building Commissioning Process · Energy Exchange: Connect • Collaborate •...

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