commissioning and maintenance: two sides of the …...maintenance and retrocommissioning share many...
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Kristin Heinemeier, PE, PhDPrincipal EngineerUC Davis – WCEC
Commissioning and Maintenance: Two Sides of the Same Coin?
AIA Quality Assurance
The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.
This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
Maintenance and Retrocommissioning share many characteristics, although they are distinct processes. In fact, they both lie on a continuum of possible approaches to defining and improving the performance of building systems. What are the differences and similarities?
Course Description
At the end of this session, participants will be able to:
1. Understand the function and contents of ASHRAE/ACCA Standard 180, Maintenance for Commercial HVAC Systems.
2. Understand the function and contents of ASHRAE Guidelines 0 and 1, Whole Building and HVAC Commissioning Processes.
3. Understand the differences and similarities between maintenance and commissioning.
4. How to maintain the energy savings in a facility, after a Retro Commissioning project.
Learning Objectives
The Path from Maintenance to Retrocommissioning
Retrofit
Operations & Maintenance
Quality Maintenance
Predictive MaintenancePreventive Maintenance
Reactive MaintenanceMaintenance
High Performance O&M
Maintenance Tune-Up
Retrocommissioning
O&M Assessment
Optimization
• If the whole system fails, well we’ll deal with that when it happens
Maintenance
• The day-to-day activities required to preserve, retainor restore equipment and systems to the original condition or to a condition that it can be effectively used for the intended purpose.
• A “run it until it breaks” maintenance approach. • Maybe Change filters
Reactive Maintenance
ASHRAE Guideline 32
• Preventive maintenance occurs at time intervals or at run-hour milestones.
• Preventive maintenance tends to focus on component• Preventive maintenance measures include cleaning coils,
changing filters, tightening belts, and calibrating strategic sensors.
• Staff are often taxed with nuisance problems and trouble calls and are too strained to proactively pursue operational tasks.
• It is rarely in their skill set or job description to systematically analyze the information for deficiencies that are beyond the obvious.
Preventive Maintenance
ASHRAE Guideline 32 and California Commissioning Collaborative Commissioning Guide (Existing Buildings)
• Use of periodic or on-going measurements to detect evidence that machinery is deteriorating.
• Also described as Condition-Based Maintenance.
Predictive Maintenance
ASHRAE Guideline 32
Quality Maintenance• “The purpose of this
standard is to establish minimum HVAC inspection and maintenance requirements that preserve a system’s ability to achieve acceptable thermal comfort, energy efficiency, and indoor air quality in commercial buildings.”
ASHRAE/ACCA Standard 180
• Operations: Any work completed to keep a building functioning to meet the needs of the building occupants; the process of running building systems to meet facility requirements.
• Maintenance: The day-to-day activities required to preserve, retain or restoreequipment and systems to the original condition or to a condition that it can be effectively used for the intended purpose.
Operations & Maintenance
ASHRAE Guideline 32
• Optimize the operation and maintenance of the building to achieve the lowest economic and environmental life cycle cost, without sacrificing safety or functionality.
Sustainable, High Performance O&M
ASHRAE Guideline 32
• A maintenance tune-up is a systematic process performed either by in-house staff or an outside maintenance service provider
• It includes a conditions assessment and the implementation of maintenance measures that have not been completed during the regular preventive maintenance schedule.
Maintenance Tune-Up
California Commissioning Collaborative Commissioning Guide (Existing Buildings)
• An O&M site assessment is a systematic method for identifying ways to optimize the performance of an existing building. It involves gathering, analyzing, and presenting information based on the building owner or manager’s requirements.
• The goal of the assessment is to gain an understanding of how building systems and equipment are currently operated and maintained, whythese O&M strategies were chosen, and what the most significant problems are for building staff and occupants.
O&M Assessment
PECI 1999
• Commissioning ensures that a building operates asthe owner intended and that building staff are prepared to operate and maintain its systems and equipment.
• Retrocommissioning uses a systems approach. • It focuses more on operation than on maintenance,
addressing why a piece of equipment is operating, not just how it is operating.
• It looks at the root causes of operational problems, and thus its benefits are much more likely to persist.
• The focus on training and documentation also improves persistence.
Retrocommissioning
California Commissioning Collaborative Commissioning Guide (Existing Buildings)
• A quality-focused process for attaining the Current Facility Requirements (CFRs) of an existing facility and/or its systems and assemblies.
• The process focuses on planning, investigating, implementing, verifying, and documenting that the facility and/or its systems and assemblies are operated and maintained to meet the CFRs, with a program to maintain the enhancements for the remaining life of the facility.
Existing Building Commissioning Process
ASHRAE Guideline 0.2 DRAFT
• Responsible Party• Building owner or designated other parties that shall be authorized and
contractually obligated to fulfill the owner’s responsibility.• Maintenance Program
• Inventory of Items to be Inspected and Maintained• Maintenance Plan Development
- Performance Objectives- Condition Indicators- I&M Tasks- I&M Task Frequencies- Documentation
» Listing of systems and components with associated performance criteria pertinent to the facility
» I&M Tasks and the method of tracking (automated or manual)» Sufficient record detail and verification (written or electronic) to
demonstrate implementation of the maintenance plan» Emergency information
• Maintenance Plan Authorization and Execution• Revision of the Maintenance Program
Quality Maintenance as Defined by ASHRAE/ACCA Standard 180
• Based on Basis of Design and Operational Criteria Specific to a Particular System
• Design Documents with the Provision that Those Documents Still Reflect the Current System Requirements
• A Licensed Individual Authorized to do HVAC Design Work
• Manufacturers’ Technical Material or Generally Accepted Industry Criteria
• Guidance from ASHRAE Standards 55, 62.1, 90.1• Authority having Jurisdiction• Licensed HVAC Design Professional• Contractor, Professional Engineer• Owner’s Program Requirements
Sources of Performance Objectives
• Filter operation outside established criterion such as pressure drop.
• Chiller incapable of producing leaving water temperature within original design
• Airflow from any air handler is not within design requirements
• Space temperature exceeds setpoint objectives• Condensing water rises beyond design• Energy consumption deviates above the degree-day
adjusted, energy consumption without a significant change in operating hours or function.
Examples of Condition Indicators (Performance Related)
RCx Process
California Commissioning Collaborative, Commissioning Guide (Existing Buildings)
• 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.
Commissioning per ASHRAE GL 0
ASHRAE Guideline 0
• Similarities○ Importance of Owners Requirements and
Performance Objectives○ Importance of Plan○Observation and Condition Indicators○Revising Plan over Time○ Importance of Documentation
• Differences○Objective: Preserve, Retain, Restore vs. Attain
Performance ○Emphasis on Training and Testing○Component vs. Systems Approach
Similarities and Differences Between RCx and Mx
• Mx requires that RCx comes first.
• RCx requires that Mx comes first.
Dilemma
• The residential and small commercial HVAC industry will be transformed to ensure that technology, equipment, installation, and maintenance are of the highest quality to promote energy efficiency and peak load reduction in California’s climate.
California Long Term Energy Efficiency Strategic Plan
24
• Strategy 2-1: Create a statewide quality installation and maintenance (QI/QM) brand that will be attached to systems/ installations/ contractors that meet quality standards
• Strategy 2-2: Launch a consumer marketing and education campaign to support the brand and stimulate market demand
• Strategy 2-3: Develop and provide expanded QI/QM training for contractors, technicians and sales agents
• Strategy 2-4: Develop and implement comprehensive contractor accreditation program
GOAL: Quality HVAC installation and maintenance becomes the norm. The marketplace understands and values the performance benefits of quality installation and maintenance
• Inspection by a trained HVAC contractor• Develop a customized, 3-year maintenance plan that
considers:• Performance Objectives• Condition Indicators• Planned Maintenance
• Bring your rooftop unit(s) up to the baseline operating level defined by Standard 180. • Assess equipment condition• Perform a cooling service analysis• Remediate maintenance-related repairs
SCE HVAC Optimization Program
SCE HVAC Optimization Program
• HVAC contractor will perform a comprehensive assessment of the HVAC units’ condition prior to servicing them. Over the term of the service agreement, qualifying HVAC units will receive regular servicing [Std 180] that goes well above routine maintenance to optimize their performance and longevity.
PG&E Commercial QM Program
Example: Maintenance of 98 UCD RTUs
AirCare Plus
Maintenance Service Example
0 10 20 30 40 50 60 70 80 90 100
Units Visited
Maintenance Conducted
Further Service Recommended
Installed new valve caps
Refrigerant Charge Adjusted
Thermostat Reprogrammed
Economizer Adjusted or Repaired
Cleaned Evaporator Coil
Cleaned Condenser Coil
Cleaned Fan
Airflow Adjustments
Thermostat Replaced
Number of Air Conditioners Serviced
RCxQuality Maintenance, RCx?
Quality MaintenanceQuality Maintenance
Quality MaintenanceMaintenance Tune-Up, RCx?
Maintenance Tune-UpHigh Performance O&M
Quality MaintenanceMaintenance Tune-Up
Quality Maintenance
What is wrong with this picture?
• Mx and RCx are both on a continuum.• Mx and RCx have some similarities, and some
differences.• Quality maintenance is described in Standard 180.• Both Mx and RCx are required to ensure building
performance. • Mx Condition Indicators may Signal need for RCx.
Conclusions
