commissioning at nyp documents... · (to be used as the foundation of ashrae guideline 1 and the...

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Commissioning at NYP

Joseph Lorino, PE, LEED Corporate Director

April 1, 2014

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Presentation Agenda

• What is Commissioning

• Why Commission?

• Developing NYP’s Commissioning Program

• NYP Commissioning Process

• Roles & Responsibilities

3 The Commissioning Process….

“A quality focused process for enhancing the

delivery of a project. The process focuses upon

verifying and documenting that the facility and all

of its systems and assemblies are planned,

designed, installed, tested, operated and

maintained to meet the Owner’s Project

Requirements (OPR).

-ASHRAE Guideline 0-2005-

Definitions

4 ASHRAE Guideline 0-2005: The Commissioning Process

(To be used as the foundation of ASHRAE Guideline 1 and the NIBS Total Building Commissioning

Process technical guidelines)

ASHRAE Guideline 1-200X HVAC&R Technical Requirements

for The Commissioning Process

NIBS Guidelines 2-200X through 14-200X Technical commissioning guidelines dealing with

lighting, fire, interiors, envelopes, plumbing, etc.

Guideline 1 – ASHRAE, HVAC&R System

Guideline 2 – ASCE, Structural Systems

Guideline 3 – BETEC, Exterior Envelope Systems

Guideline 4 – NRCA, Roofing Systems

Guideline 5 – AWCI, Interior Systems

Guideline 6 – NEII, Elevator Systems

Guideline 7 – ASPE, Plumbing Systems

Guideline 8 – IES, Lighting Systems

Guideline 9 – IEEE, Electrical Systems

Guideline 10 – NFPA, Fire Protection Systems

Guideline 11 – TIA, Telecommunications Systems

The Commissioning Process

5 • Evolving complexity of building control systems

• Modern ventilation, lighting and comfort systems are energy intensive

• Construction deficiencies at outset in most buildings

• Need for independent & objective peer review

• Operations & Maintenance (O&M) staff unprepared to operate complicated buildings efficiently

• Frequent user complaints

• Long term operating costs – utility costs & maintenance higher than expected

Why Commission?

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Benefits of Commissioning

• Improved system & equipment function

• Increased occupant & owner satisfaction

• Lower utility bills through energy savings

• Significant extension of equipment/systems life-cycle

• Improved building occupant productivity

Benefits 2000 NYSERDA & 2001 PECI Surveys:

70% fewer post acceptance deficiencies

65% fewer occupancy complaints

50% decrease of litigation

65% improvement of comfort control

60% owners get what they paid for

Source: NEMI – National Energy Management Institute

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The NYP Program

Why?

• Design review sessions

• Utility capacities

• Unplanned shutdowns

• Construction deficiencies

• High cost of repair

• Inaccessibility

• Adjacencies to patients

• DOH Pre-Occupancy Inspections

• Mandates after construction

• Impact to patient care

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New York – Presbyterian Hospital Program Overview

• Columbia University Medical Center

• Weill Cornell Medical Center

• Morgan Stanley Children’s Hospital

• Allen Hospital

• Westchester Division

• Lower Manhattan Hospital

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Bridging the Gap…

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The NYP Program The Process

• RFQ

• Interviews

• Selection

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Selected Commissioning Agents…

• Columbia Presbyterian Site • Strategic Building Solutions (SBS) – East of Fort Washington Ave.

• Horizon Engineering Associates – West of Fort Washington Ave.

• Weill Cornell, Westchester, Lower Manhattan Sites • Dometech – Assigned by Project Manager

• Eneractive Solutions – Assigned by Project Manager

• Allen Hospital • Horizon Engineering Associates

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Project Table of Organization

NYP

Design Group A/E

PM

Cx Agent

Facilities Operations

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National Building Commissioning

Association • Best Practices Article in Commission Publication

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Typical Commissioned Systems

• HVAC

• Fire smoke dampers

• Electrical

• Lighting

• Plumbing

• Pneumatic tube

• Medical gas

• Nurse call

• Fire alarm

• Security

• Fire protection

• Vertical transportation

• Fire Stopping

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Non-traditional Commissioning

Beyond ASHRAE Guideline 0…

• Assist in DOH Pre-occupancy inspections

• Barcode assets

• Develop equipment PM program

• Assist A/E pre-existing conditions survey

• Inspect rated wall penetrations & firestopping

• Phasing coordination

• Decanting of space

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The NYP Program The Projects

Ongoing Project Reviews

• Renovations

• Infrastructure

• Major Projects

• New Building

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FEASIBILITY DESIGN CONSTRUCTION POST-CONSTRUCTION

Cx Integrated

into Planning

Documents ?

Contract

Documents

Aligned with

OPR ?

System

Performance

Documented &

Accepted?

System

Performance

Sustained?

ReCx Every 3 -5

Years

Identify Cx Team

Define OPR

Develop

Preliminary Cx

Plan

Establish Initial

Budget for Cx

Incorporate Cx

into A/E Scope of

Services

Retain CxA

Review OPR and

BoD

Concept, DD, and

CD Design

Reviews

Update Cx Plan

Develop Cx

Specifications

Define Training

Review

Submittals

Construction

Checklists

Perform Field

Inspections

Oversee and

Document FPT

Lead Cx Team

Meetings

Conduct Owner

Training

Turnover Cx

Record

Perform Deferred

& Seasonal

Testing

End of Warranty

Review

Complete Final

Cx Report

Final Satisfaction

Review with

Customer

Agency

The Commissioning Process

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Cx Agent – Roles & Responsibilities

• Enlisted in the project at earliest possible stage, Feasibility or Schematic Design

• Establish the Owners Project Requirements (OPR)

• Apply Best Practice standards during design review process

• Ensure the MEP installation and operation complies with the design intent and manufacturer’s specifications

• Ensure that the MEP installation will be maintainable by Facilities Operations

• Ensure O&M Materials and Warranty are available, scanned, indexed and appropriate for the installation

• Coordinate in Facilities Operations Staff Training

• Coordinate work with the Campus Engineer and Facilities Operations

• Develop Preventive Maintenance Program for installed equipment, in TMS format

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Feasibility Phase

•Develop Owner’s Project Requirements (OPR) • Project Overview

• Functional Uses

• Occupant Requirements

• Performance Criteria

• Integrate stakeholders in this phase (clinical staff, O&M staff)

• Identify scope for Cx process

•Develop draft Cx Plan

The Basis of Design is the Design Team’s technical interpretation of the OPR

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Design Phase

• Verify the Basis of Design (A/E) meets the Owner’s Project Requirements

• Identify scope for Cx process

• Basis of design

• Update the Cx Plan

• Begin developing the Cx Log

• Develop Cx process for inclusion in the CDs

• Multiple Focused Design Reviews

• Develop project specific Cx Specifications

• Value Engineering assistance

• Define O&M Training requirements

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Construction Phase

• Update OPR & Cx Plan

• Verify submittals & shop drawings meet OPR

• Develop test procedures

• Equipment / system Installation is per contract documents

• Pre-functional

– Equipment start-ups

– System testing (duct leakage, flushing/cleaning, pressure, electrical)

• Functional testing

– BMS-Controls / graphics to be completed prior to functional testing

– Individual components

– Systems and interfaces

• Document all issues (Issues or Deficiency Log)

• Re-inspection and re-testing as required

• Verify training activities

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Acceptance & Occupancy Phase

• Complete seasonal testing

• Deficiency Closeout

• Performance Testing

–Design Criteria

–TAB Verification

• Integrated System Performance Testing

• Facilitation of End User Training

–Approved Syllabus prior to any sessions

–Engage factory trained representatives

–As-Built drawings to be submitted prior to training

–O&M manuals to be available

• Final Report

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Occupancy Phase

•Development and Delivery of a Functional Integrated Systems Manual

•Seasonal Testing

•Occupant Interviews

•Warranty Review

•Update All Cx Documentation

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Cx Issues Log

Cx Documents (Example)

• Building • Floor • Room • Component • Trade • Contractor • Reference • Urgency • Impact • Description • Date Found • Date Corrected • Cx Inspector

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Deficiency No.1: Accessibility

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Construction Team

Roles & Responsibilities

• Include Commissioning Process requirements in contracts

• Provide adequate accessibility to properly operate &

maintain equipment as per OEM requirements

• Remedy deficiencies identified by the CxA

• Obtain cooperation of all subcontractors

• Attend Commissioning meetings

• Include Commissioning milestones in project schedule

• Implement training program as detailed in contract documents

• Provide submittals to Owner, Design Team, CxA

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Construction Team

Roles & Responsibilities

• Notify the CxA when systems & assemblies are ready for

testing

• Demonstrate the operation & performance of the

equipment and systems to the CxA

• Continuously maintain the as-built drawings

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2013 Results • Over 100 projects successfully commissioned…

• Steam traps and condensate piping improperly installed.

– Heating coils could freeze and burst, resulting in AHU partial or

total shutdown

• Return fans trip on overcurrent during partial restart.

– The AHU unnecessarily shuts off, resulting in loss of space

pressurization and compromising patient safety.

• Thermostats wired/mapped to the wrong rooms.

– Patients would not be able to control the temperature in their

rooms compromising patient comfort.

• Fire-smoke dampers not wired to the building automation system.

– Remote status of dampers in ceilings above patient rooms would

not be available requiring manual inspection and temporary

shutdown of patient rooms.

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2013 Results • Isolation Room was found to have insufficient pressurization

– Installation of door sweep improved pressurization of the Isolation Room;

pressurization improved from -0.003 in w.c. to -0.007 in w.c.

• Review of the HVAC Balancing Report – key for DOH inspection –

identified multiple errors.

– Unbalanced VAV boxes cannot maintain room temperature setpoints and lead

to patient discomfort.

• Selected Balancing Contractor was found to be uncertified for

Testing and Balancing (TAB) per NYPH Engineering Standards.

• Thermostat for a VAV serving Patient Rooms was found to be

incorrectly installed in the Suite corridor

– Relocation of the patient room VAV’s thermostat now accurately reflects zone

conditions and improves patient comfort, as well as Facilities Operations’

troubleshooting capabilities.

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2013 Results • Cooling condensate coils were not piped.

– Water would drain onto the original roof in the interstitial space under the new

MER.

• The original design proposed a single-fan air handling unit.

– The system would have to be shut down entirely to change the main filters,

resulting in significant ILSMs for planned maintenance.

• Sections of ductwork repeatedly failed pressure tests.

– There would have been significant duct leakage resulting in energy losses.

• Systems reported as complete were not fully operational.

– Spaces would have to be taken off-line after patient occupancy for repairs.

• VAV box control points on the Siemens BMS identified incorrectly

tagged/addressed VAV boxes.

– Improperly addressed boxes diminish Facility Operation’s ability to respond to

patient and staff temperature requirements, and maintain incorrect space

temperature setpoints for patient rooms.

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Thank You

Joseph Lorino, PE, LEED AP

jol9107@nyp.org