SBA Unit 8B:Building CommissioningPrepared By: David J Ellner, PE

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COMMISSIONING 101

• Definition• History of Commissioning• Why Commission?• Types of Commissioning• LEED Commissioning• Economics of Commissioning• Other Cost / Benefit Factors

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DEFINITION

Commissioning (Cx): Broad Definition• A phased, quality assurance process, starting at

design, extending through construction and continuing during the lifetime of the building.

• The Cx process is intended to assure appropriate and cost effective architectural and technology systems are properly selected, engineered, constructed and perform optimally upon Ownership acceptance and for the lifetime of the facility.

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WHY COMMISSION?

• Created to achieve what would otherwise be viewed as best practices.

• Fills performance gap among traditional Owner, A/E, Contractor roles.

• Maintains focus on meeting design intent in an increasingly complex, regulated and litigious environment.

• Reduce long term risks associated with environmental and safety issues

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HISTORY OF COMMISSIONING

• Cx introduced approximately 20+ years ago.• Originally sponsored by Utilities / CEC’s ++ as a

strategy to verify performance targets for energy efficiency projects funded by Utilities are met.

• Rigorous guidelines developed by PECI, ASHRAE, AABC and others.

• Introduced into new construction projects on limited basis, with emphasis on guidelines.

• Used more broadly on new construction with LEED accreditation as added motivator.

• Is currently in transition as industry absorbs its practice.

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TYPES OF COMMISSIONING

• New Construction and LEED Cx• Energy Efficiency Measure Cx• Post Construction Cx:

– Continuous Cx– Retro Cx– Monitoring Based Cx

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LEED COMMISSIONING

• EA Prerequisite 1: Fundamental Cx• EA Credit 3: Enhanced Cx• Commissioned Systems (Required)

– HVAC + Controls– Lighting + Daylighting Controls– Renewable Energy Systems

• Read the LEED Manual For Details

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SCOPE AND RESPONSIBILITY SUMMARY

SCOPERESPONSIBILITIES

Fundamental Cx Fundamental + Enhanced Cx

Designate Cx Authority (CxA) Owner or Project Team Owner or Project Team

Document OPR Owner Owner

Develop BOD Design Team Design Team

Incorporate Cx into CD’s Project Team or CxA Project Team or CxA

Cx design review prior to mid CD’s N/A CxA

Develop and implement Cx plan Project Team or CxA Project Team or CxA

Review contractor submittals N/A CxA

Verify installation of Cx’d Systems CxA CxA

Verify performance of Cx’d Systems CxA CxA

Develop manual for Cx’d systems N/A Project Team or CxA

Verify training is completed N/A Project Team or CxA

Complete Cx report CxA CxA

Review bldg operation in + 10 months N/A CxA

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ECONOMICS OF COMMISSIONING

Average Cx Cost Estimate Table:

TOTAL BLDG. CONST. COSTCOMMISSIONING

Percentage Mid-Cost

$400,000 - $2,000,000 1.25% $15,000

$2,000,000 - $6,000,000 0.65% $26,000

$6,000,000 - $10,000,000 0.60% $47,200

$10,000,000 - $30,000,000 0.48% $96,000

$30,000,000 - $50,000,000 0.435 $174,000

$50,000,000 - $90,000,000 0.35% $245,000

> $90,000,000 0.33% of first 90m$ + 0.10$ of balance

Based on CSU Commissioning Rate Schedule 6/07

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ECONOMICS OF COMMISSIONING

• Factors impacting cost– Project size and complexity– Strength of design and construction teams– Cx entry point – early in design vs. late in construction– Cx scope options – Fundamental Cx + Enhanced Cx + QC

+ Peer Review ++– Commitment of Ownership

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ECONOMICS OF COMMISSIONING

• Benefits:– Required for LEED accreditation– Improves coordination from design, through construction

and occupancy. Reduces E&O + change orders– Facilitates achieving design intent and results in efficiently

operating equipment and systems – Jump starts a meaningful O&M program – Improved IAQ, occupant comfort and productivity– Reduced O&M costs / higher reliability

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OTHER COST / BENEFIT FACTORS

• Constructibility reviews• Integration of Cx Specs with other related

sections. Avoid duplication and conflicts. Work with contractors not against.

• Combine Cx with QA/QC• The scoping meeting / Definition of roles• The role of controls• Ownership support **

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TECHNOLOGY AND MIXED USE APPLICATIONS

• Mixed use = Retail + Residential + Commercial

• Discussion Points:– Delivered versus on-site generated utilities.– “Smart” distribution strategies.– Utility vs. Sub-metering. Cost vs. benefit– Central Systems vs. de-central systems.– Controls and Security

• Questions