commissioning for profit, performance and windsurfing bomex 2016

BOMA National ConferenceCommissioning for Productivity, Performance &

WindsurfingMurray Guy, Integrated Designs

WHY should we care about Commissioning?

I would rather be windsurfing than dealing with …

“Half Dead ZOMBIE Controls” that wake in the night piss off your customers and eat away

at profit

WHY should we care about LeanCx?

Wouldn’t it be better to expand the Little Black Box

Get Projects Completed 6 Months Early?

So we can go ...

Hiking in Sedona to look at Petroglyphs

Dad: What is that commissioning stuff you do?

Please HELP … How do you explain Commissioning?

Quality Based Method to Achieve Successful Projects

Purpose to Reduce the Cost of Construction Projects

Increase Value to Owners & Occupants

A disciplined process of checks and tests that are needed to deliver successful projects

We need to understand and verify the design meets clearly defined Owners Project Requirements (OPR)

A system to check and test for Quality & Performance

Verify the right equipment is being supplied (Shop Drawings)

Verify equipment is installed properly

Verify systems meet perform requirements

Verify systems work together & pass functional tests

Ensure operations are prepared to run the facility with confidence

Verify that all Systems work together with an Integrated Systems Test

Would you buy an Airplane if all the Systems were not tested? Dad that is commissioning!

Dad, Commissioning is Like Golf!

Eliminate Zombies in Your Game (Guitar Strings & Diorama) Play the game by the rules (ASHRAE Guidelines) Paint a clear Target (Project Requirements) Verify the Design is on TargetCheck the right equipment & interfacesTest for system performance Test that systems work together (IST)Deal with all performance related issuesPrepare staff to run the facility

Get to Done is Done (Hole in One)

It takes Discipline to Play the Game

Now getting back to Done is Done … so we can go Windsurfing in the Gorge

Now how do we get Done 6 Months Early?

Commissioning

Design

Construct

LeanCx Done is Done

What would it take?

Two Main Barriers

•Inefficiency •Bad Behavior

Fix Inefficiency

23

Collaborate

EngagedNo Constraints

Focused Work

Blame Work in Silos

Promise .. Don’t

Deliver

Bad Designs

Bad Attitude

ExcusesPromises Completed

Value

Fix Bad Behavior

05/01/23 LCI-C Overview 25

History of “lean”

Glenn Ballard

Greg Howell

The Lean Project Delivery System is based upon the Toyota Production

System

Working in Silos is not Productive!

We need to Collaborate as a Team

Focus on the Right Work

Eliminate Constraints

University of Winnipeg Science Complex& Richardson College for the EnvironmentUniversity of Winnipeg Science Complex

& Richardson College for the Environment

Why not adopt a PRODUCTION SYSTEM for Construction

To achieve reliable WORK FLOW

LeanCx Process Summary• The Last Planner System is a Production System for

Construction

• Based upon bottom up Collaboration & Planning by the people doing the work

• It drastically improves work flow by removing constraints

• It adds accountability for getting work done

• It Works, Lean Construction Institute – Canada www.lci-c.ca

Profit

Lean Approach to Commissioning?

Okanagan College Kelowna Trades Centre Living Building Challenge Project #2Kathleen Lausman

Lean Commissioning Case StudyAs leaders in the community it is our duty to

protect the planet and demonstrate that triple bottom line economics work. For our second

Living Building Challenge project,we have adopted Lean Project Delivery to raise the bar even higher as we want less cost, less

time and to be fully commissioned at substantial completion.

It takes a TEAM to deliver projects early and at less cost

“Half Dead ZOMBIE Controls” that did not deliver Performance, Measurement & Verification of NetZero that we needed for Living Building Certification until 8

Months after completion!

Client was motivated

Two Day Last Planner System Boot Camp

Simulations & Training on HOW to work as a Team

39

To create Predictable Work FlowManage the commitment and promises needed for the Cx Team

Hold the Team Accountable on a Weekly Basis

Percentage Planned Work Completed (PPC)

Progress is measured by tracking the # of systems functionally tested

It takes a Collaborative Team Effort

Getting to Done is Done is worth the effort

Commissioning

Design

Construct

LeanCx Done is Done

LeanCx delivers VALUE

Less money,

time and effort?

Excellent Return on Investment

Adoption of Lean Commissioning?

Presentations San Francisco, Boston and Calgary

Projects: Okanagan College, Mosaic & Onion Lake

46Lean Construction Institute

Is anyone else using LeanCx o

We want to demonstrate that Triple bottom line economics work for commercial real estate. Our return on investment will be in the productivity of our people, recognition as good stewards of the

planet and from the financial benefits of having Net 0 energy bills.

Dennis Cuku Mosaic Center for Community and CommerceCanada’s first private commercial Living Building Challenge project

Can we use LeanCx on a Non Lean Project?

LeanCx is about creating a TEAM with a SYSTEM that COLLABORATES to be more productive, achieve higher

performance and make more money.

That works for any project!

Some early examples of LeanCx

• Manitoba Hydro LEED Platinum Office Towero Electrical Panels Early completion of

Podium Levels Milestone

• Saskatchewan Center for Disease Controlo Integrated Systems Test Drop Dead

Occupancy Date Milestone

• Innovation Place Testing Milestone (Done is Done)o Seven Day Test Milestone

More Information?www.i-designs.ca

Summary

• There is VALUE in completing projects in less Time, Cost and with Higher Performance

• Assemble the TEAM based upon Qualification and ability to work together to create VALUE

• Implement the Last Planner SYSTEM to plan, implement and hold the team for the promises needed to achieve reliable work flow

• COLLABORATE often to continually improve work flow

University of Winnipeg Science Complex& Richardson College for the EnvironmentUniversity of Winnipeg Science Complex

& Richardson College for the Environment WOW ..

Less time, less cost, less risk, higher performance

Technique/Tool: Value Stream Mapping

Thank YOU &

?’s

mguy@i-designs.ca

www.i-designs.ca