national sustainable building advisor program unit 8b building commissioning christopher kerr, cxa...
TRANSCRIPT
National Sustainable Building Advisor Program Unit 8B
Building commissioning
Christopher Kerr, CxAGlumac
June 4, 2010
• What is Commissioning
• Why Commission
• Commissioning Process
• Benefits
• LEED & Commissioning
• Who
• Costs
Commissioning
“The Commissioning Process is a quality-oriented process
for achieving, verifying, and documenting that the
performance of facilities, systems, and assemblies meets
defined objectives and criteria.” -- ASHRAE Guideline 0-
2005
Commissioning Defined
Commissioning – What is it?
Term derived from Ship Building – • A commissioned ship is one deemed ready for service.• Material, systems and staff have successfully completed
a thorough, quality assurance process.
Commissioning – What is it?
Building undergoes an intensivequality assurance process that begins
during design, continues through construction, occupancy and operation.
Commissioning – What It Does
Commissioning produces a Building that:
• Meets the unique needs of its owner and occupants.• Operates as efficiently as possible.• Provides a safe, comfortable work environment.• Operated and maintained by a well-trained staff or service
contractor.
Commissioning
Don’t I already pay for that?
Commissioning
Design Professional Agreement
• No “third set of eyes” • No Start Up / Operational Issues• Minimal field experience• Problems = Conflict
Don’t I already pay for that?
Commissioning
Construction Contract
• Craftsmen, not Engineers • No formal Cx program• No performance criteria• No witnessed tests• No Component Testing• No Systems Testing• Problems = Conflict
Don’t I already pay for that?
CommissioningWhy do we need Commissioning?
“..yeah, they’re substantially complete, but…”
Commissioning
Architect
Elec. Contractor
Mech. Contractor
Elec. Engineer
Mech Engineer
General Contractor
Typical Project Team Configuration Up to the Mid 1970’s
Commissioning
Architect
Data/Security/Misc.
Fire Alarm
General Contractor
Elec. Engineer
Mech Engineer
Controls Contractor
Elec. Contractor
Mech. Contractor
Fire Protection Gaps between disciplines resulting in: • Poor coordination• Lost details• Costly change orders• Delays in schedule
Typical Project Team Configuration After the Mid 1970’s
Commissioning
Commissioning helps fill the gaps in coordination
Commissioning Encompasses
“All”
New Project Team Configuration with Commissioning
The Commissioning Process
The Commissioning Process involves steps that are integrated into every phase of the project:
Commissioning is NOT just testing at the end!
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Select Commissioning Authority
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Scope & budget for commissioning
• Peer Reviews
• Construction Site Visits
• Warranty Period
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Document/Review Owner’s Project Requirements
• Form the basis for all design decisions• Information for team to properly:
• Plan• Design• Construct• Operate• Maintain
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
Owner’s Project Requirements• Schedule & Budget
• Documentation Requirements
• Training Requirements
• Operating/Maintenance
• Benchmark Requirements
• Codes and Standards
• Sustainability Goals
• Restrictions/Limitations
• Occupancy/Schedule
• Energy Efficiency Goals
• Quality Requirements
• Future Expansion
• Indoor Environment
• Acoustical Requirements
• Security
• Accessibility
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Commissioning Plan• Overview of process• Roles & Responsibilities• Communication Channels• Detail Description of Cx Activities• Milestone Schedules• Verification Procedures• Living Document• Basis for Final Report
PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN
The Commissioning Process
• Document/Review Basis of Design• Narratives of Systems• Assumptions• Reference Make & Models• Operational Assumptions• Documents how OPR will be satisfied
PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN
The Commissioning Process
• Perform Commissioning Review• Continuous Review• 50% CD Reviews• Development of Cx Issue Log
PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN
The Commissioning Process
• Include commissioning requirements in construction documents
• Include OPR as reference• Basis of Design• Division 1 • Divisions 15 and 16• Contractor involvement• Test Requirements• Training Program
PRE-DESIGN CONSTRUCTION WARRANTYCOMMISSIONINGDESIGN
The Commissioning Process
• Refine scope of commissioning
• Update Commissioning Plan
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
Update Commissioning Plan & Schedule• Cx Plan and Schedule are “Living Documents”
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD
• Concurrent with A/E Review• Cx Review Does not Accept or Reject
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences
• Narratives• Control Points• Satisifies Design Requirements
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review Control Sequences• Develop Test Procedures
• Based on Control Sequences• Review with Contractors/A/E
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences• Develop test procedures• Document construction observations
• Periodic Site Visits• Regularly Scheduled Cx Meetings
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Update Commissioning Plan & Schedule• Review Submittals against Cx Plan, OPR, and BOD• Review control sequences• Develop test procedures• Document construction observations• Develop Systems/O&M Manuals
• CxA Reviews for Completeness• Concurrent with A/E Review
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Functional Performance Testing (FPT)• Documentation of deficiencies found during FPT’s• Deficiency correction and retesting• Training of O&M Personnel• Final Report
PRE-DESIGN DESIGN CONSTRUCTION WARRANTYCOMMISSIONING
The Commissioning Process
• Assist with maintenance management program• Adjust for occupancy/warranty period• Off-season testing• Optional: Lessons-learned meeting• Optional: Periodic re-commissioning
Commissioning
• HVAC• Electrical• Plumbing• IT, Fire Alarm, BMS, • Envelope• Special Spaces• Any Building System
Systems Commissioned
Commissioning
• Sets clear measurable goals for everyone– Verifies owner’s requirements are being met throughout the design
and construction phases
• Establishes accountability – Changes the way people perform
– Allows designers and contractors to measure success as well as deficiency
Benefits of Commissioning
Commissioning
Quality Process• Prevents/resolves problems
• Discovers/correct s design issues early in design
• Improves specifications & design documents
• Prioritizes systems for early completion
• Reduces RFI’s & change orders
Benefits of Commissioning
Commissioning
Contractors focus on quality work• Improves submittal process• Provides resource for MEP coordination prior to construction• Catches problems at the start of installation• Tests finished work to verify proper operability• Interfaces builders with operators• Timely delivery of Systems/O&M materials• Creates team atmosphere and accountability
Benefits of Commissioning
Commissioning
Improves • Energy performance• Comfort• Air quality• Occupant productivity• Equipment life• Maintainability• Facility staff preparedness
Benefits of Commissioning
LEED ® & Commissioning
LEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN
FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1
ENHANCED COMMISSIONINGENERGY & ATMOSPHERE CREDIT 3 (NC)
ENERGY & ATMOSPHERE CREDIT 2 (CS,CI)
LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN
FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1
• Engage a commissioning lead • Review the “owner’s project requirements” and “basis of design”
documentation
LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN
FUNDAMENTAL COMMISSIONING ENERGY & ATMOSPHERE PREREQUISITE 1
• Engage a commissioning lead • Review the “owner’s project requirements”• and “basis of design” documentation• Develop Commissioning Requirements for inclusion in
Construction Documents.• Develop Commissioning Plan• Verify installation, functional performance, training and operation
and maintenance documentation• Complete a commissioning report
LEED ® & CommissioningLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN
ENHANCED COMMISSIONING
ENERGY & ATMOSPHERE
In addition to Fundamental Cx: Perform Design Review Perform Submittal Review Develop Systems Manual Review Building Operation
within 10 months of completion
LEED® & Commissioning
Why does LEED require Commissioning?
Improves: • Energy performance• Comfort• Air quality• Occupant productivity• Equipment life• Maintainability• Facility staff preparedness
Commissioning
Who is the Commissioning Authority?
Commissioning
Who is the Commissioning Authority?
• Third Party • Field Experience• Engineering Background• Project Management• Project Experience• Single vs Integrated• Communicator• LEED Requirements
• Not Under Contractor• Can be on Design Team <50,000 sqft• Can be in Design Firm > 50,000 sqft• Cannot Perform Enhanced Cx
Commissioning Costs
• Different for Each Project• Depends on Size, Complexity and Scope of Cx• Accounts for Very Small Amount of Construction Budget• Accounts for even Smaller Amount of Building’s Lifecycle
Costs
Commissioning Costs
• Total Costs - $0.49 -$1.66/qft• Average Equates to 5 Year Payback• Value of Energy Savings - $0.02 - $0.19/sqft• Value of Non-Energy Savings - $0.23 – $6.96/sqft1
• Commissioned Buildings have 8% – 20% savings in Operating Costs over Non-Commissioned Buildings2
Finally
Questions
Resources
Building Commissioning Association –’www.bcxa.org’ 1California Commissioning Collaborative – ‘www.cacx.org’ 2Building Commissioning Guide V2.2 – GSA ASHRAE –’www.ashrae.org’ AABC Commissioning Group –’www.commissioning .org’ USGBC – ‘www.usgbc.org’ Glumac – ‘www.glumac.com’