phil welker commissioning
DESCRIPTION
Why LEED Commissioning?TRANSCRIPT
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LEEDTM Commissioning
Presented by Phil Welker
Portland Energy Conservation Inc.
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Technology Must be Properly
Applied to Provide Benefit
2 - 06/05/08
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• Owners do not typically receive fully functional building systems
• Owners face increasing numbers of performance problems
• Buildings have more complex life safety, security, communication, and comfort control systems
• Building systems are becoming increasingly specialized and integrated
Why Commission?
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Why Commission?
• Multiple trades and contracts are involved
• Increasing costs (change orders, call backs)
• Emphasis on cost cutting, low bid and first cost focus (fast tracking)
• Conflicting loyalties and objectives
• Design fees do not reflect reality
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1994 Study of 60 Commercial Buildings
• More than half suffered from control problems
• 40% had problems with HVAC equipment• one-third had HVAC sensors that were not
operating properly• 15% were missing specified equipment• 1/4 had energy management systems,
economizers, or variable speed drives that did not run properly
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So, What is Commissioning?
• Commissioning is a quality assurance strategy.
• It is a systematic process that extends through all phases of a construction, renovation, or retrofit project from concept through occupancy
• According to ASHRAE Guideline 1-1996, commissioning is the process of ensuring that systems are designed, installed, functionally tested, and capable of being operated and maintained to perform in conformity with the design intent.
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Commissioning at its Highest Level
is a systematic process of ensuring, through documented verification, that all building systems perform interactively according to the documented design intent and the owner’s operational needs
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LEEDTM Intent
Verify and ensure that fundamental building elements and systems are designed, installed, and calibrated to operate as intended
• Ensure that design intent is achieved
• Ensure persistence of the design intent
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Cx is NOT Standard Process• Goes beyond normal practice
Design intent & basis of design documentationSelected design reviewsComprehensive QA/QC requirements in specsStrategic site visitsPrefunctional checks at or near start-upFunctional performance testing (interactive)Team effort--cooperation, not blameComprehensive documentationEnhanced O&M manuals and training
• Catches problems early (at least cost)
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Typical Findings
• New EMS’s have improper or incomplete programming
• Equipment and lighting schedules are not optimized
• New equipment functions poorly or not at all
• Equipment and instrumentation are not marked
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Findings Cont.
• Air flow problems result in too much or too little ventilation
• Building documentation is big on volume, small on content
• Components and equipment are missing or incorrectly installed
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Without Commissioning:
• Design documentation may be poor
• Some installed systems won’t work properly
• Some specified equipment or features won’t be installed at all
• Documentation on some important equipment will be erroneous, missing, incomplete or unclear
• Training will be less organized, not done as well, and some not done at all
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Commissioning Results in:
• Improved designs
• Smoother turnover (fewer call backs)
• Tenant satisfaction (productivity)
• Lower utility bills
• Avoided O&M costs
• Increased equipment reliability
• Improved profit margin for owners $$$
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Prerequisite LEEDTM Cx Requirements
• Engage a commissioning agent• Develop design intent and the basis of design
documentation • Incorporate clear and complete commissioning
requirements in the construction specifications or with an explicit change order
• Develop and use a commissioning plan• Verify that the installation, functional performance,
training, and documentation meet the goals of the project
• Complete a final commissioning report
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Additional Cx Point Requirements• Conduct a focused design review prior to
development of construction documents by a qualified third party other than a member of design team
• Conduct a construction document review when close to completion by a qualified party other than the design team
• Conduct a selective review of contractor submittals of the commissioned equipment
• Develop a recommissioning management manual• Have a contract in place for a near-warranty end or
post occupancy review
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Design Phase Commissioning
• Erasing lines and changing words are generally easier than: Modifying machinery Re-configuring welded assemblies Re-routing sheet metal Cutting concrete
• This may require spending a little more time in design
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Simpler May Be Better
Complex systems may not achieve
their design intent if misunderstood by the operating
staff
Shhhh, Zog! … Here come one now!17 - 06/05/08
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LEEDTM Points with Strong Commissioning Interrelationships
• Envelope
• Measurement and Verification
• Indoor Air Quality
• Credits that depend on machinery for success Storm water and waste water reclaim/reuse
On site green power
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Non- LEEDTM Issues that Need Commissioning Input
• Electrical Systems
• Fire Alarm and Life Safety Systems
• Lighting Control Systems
• Emergency Power Systems
• Plumbing Systems
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Commissioning vs. LEEDTM Coordination
The commissioning agent is not necessarily the LEED Coordinator
Many LEED credits are achieved via:
Passive building elements
Materials selection
Documentation of process
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What Does This All Cost?General rules:
Design Phase
• .1-.3% of the total construction cost
Construction Phase
• HVAC and controls - 2.0% to 3.0% of total mechanical cost
• Electrical system - 1.0% to 2.0% of total electrical cost
• HVAC, controls and electrical - 0.5% to 1.5% of total construction cost
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Rule Breakers
• Duration of construction
• Project meeting requirements
• Site inspection and testing requirements
• System complexity
• Commissioning Agent vs. LEED Coordinator Issues
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Estimates of Const. Phase Commissioning Costs (Costs for Commissioning Authority, New Construction, per sf)
$0.00
$0.50
$1.00
$1.50
$2.00
$2.50
$3.00
0 50 100 150 200 250 300 350 400 450 500 550 600
Floor Area ('000's sf)
Co
mm
issi
on
ing
Co
st (
$/sf
)
Simple
Moderate
Complex
Specialty
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How Do We Pay for Cx?
• Cx reduces first year operation costs and contractor callbacks
• Cx is a shifted cost, not an additional cost
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Creative Handling of Costs
• Use in-house staff for review
• Use operations staff for construction observation
• Involve the operations staff with the systems manual development
• Budget for post occupancy items out of operating funds
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LEEDTM Cx Costs
• Currently ½ of the registered projects are under 60,000 Ft.2
• Perception that for smaller LEEDTM projects, the commissioning process is expensive-is it?
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LEEDTM Cx Costs
Building
Total Sq.Ft. (in thousands)
Cx Cost/ Sq.Ft.
Office, showroom 10-20 $ .32 Elementary School 40-50 $ .37 Office 50-60 $ .58 Gallery, meeting rooms 50-60 $ 1.00 Restaurant 20-30 $ 1.30 Office 30-40 $ 1.35 Restaurant, office 1-10 $ 1.78 Dormitory, classrooms, dining hall 30-40 $ 1.95 Office 10-20 $ 2.00 Municipal facility 10-20 $ 2.25 Visitor center, laboratory, exhibition space
50-60 $ 3.19
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LEEDTM Cx Costs-What Could be Driving Them Higher?
• Prerequisite and or Additional Point requirements that may not be part of a non-LEED Cx process:
Development of new documentation formats for LEEDTM submittals
Recommissioning manualEnd of warranty review etc
• Complexity of LEEDTM projects – New technologies, Design intent documentation, design reviews, Cx specifications, development of component and system functional tests, etc
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LEEDTM Cx Costs-What Could be Driving Them Higher? -Cont.
• Timeframe for beginning Cx - delays in starting process
• LEEDTM team members may have never been involved with a Cx process
• Cx Responsibilities - Independent Third Party, Owner, Designer, Contractor
• LEEDTM coordination and point interpretation
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LEEDTM Cx Costs Reduction Strategies
• Clearly define LEEDTM goals/points as early as possible
• Understand the abilities of your LEED team members that don’t have commissioning experience and whether they capable of delivering a high quality commissioning process for the complexities of your project
• Understand the value an experienced Cx provider could bring to your project – outside perspective, operational expertise, system integration
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LEEDTM Cx Costs Reduction Strategies - Cont.
• Define the scope of commissioning and then develop clear solicitations for Cx services if looking to hire a commissioning provider
• On simple projects consider which Cx tasks an experienced and trusted member of the owner’s/designer’s/ or contractor’s team could undertake-yet acknowledge and plan for conflict of interest
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LEEDTM Cx Costs Reduction Strategies - Cont.
• Start planning Cx early in the project-even if the the Cx “extra” point requirements are not being sought-change orders are expensive
• Ensure adequate budget for an appropriate commissioning process
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The Future of LEEDTM and Commissioning
• Continual education about the value of a high quality commissioning process
• Case studies on process and documentation examples will help those who are new to Cx
• Proper planning, execution, and documentation of the LEEDTM requirements will improve process and reduce costs on subsequent projects