Building Commissioning

1
Building Commissioning

• Ron Major
• Resource Conservation Manager

2
What will be covered?

• Definitions of commissioning, retro-commissioning
  and re-commissioning
• New building commissioning
• Retro-Commissioning

3
What will be covered?

• Commissioning and LEED
• Commissioning and the Washington Sustainable
  Schools Protocol

4
What is building commissioning?

• ASHRAE definition 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.

5
What is building commissioning?

• Washington State Department of General
  Administrations definition Building
  Commissioning is a systematic and documented
  process of ensuring that the owners operational
  needs are met, building systems perform
  efficiently, and building operators are properly
  trained.

6
Definitions

• Building commissioning typically involves four
  distinct phases for new construction.
• Pre-design
• Design
• Construction
• Warranty

7
Definitions

• Re-commissioning is applied to an existing
  building that was originally commissioned.
• Retro-commissioning is applied to an existing
  building that was never commissioned.

8
What is the goal of building commissioning?

• To deliver a facility that operates as it was
  intended.
• To provide a facility that meets the needs of the
  building owner and occupants.
• To provide appropriate training for facility
  operators on the operation and maintenance of the
  building systems.

9
When should the building commissioning process
start?

• Building commissioning can be started near the
  end of construction. (good)
• Building commissioning can be started at the
  start of construction. (better)
• Building commissioning can be started during
  schematic design. (best)

10
When should the building commissioning process
start?

• Benefits of early involvement
• Design review.
• Better building commissioning specifications.
• Clear building commissioning expectations.
• Better bids.

11
When should the building commissioning process
start?

• Early involvement by the commissioning agent may
  not carry a cost premium. It will reduce project
  design problems and will introduce building
  commissioning expectations early.

12
Develop building commissioning scope of work

• Before meeting with the commissioning agent
  develop a draft commissioning scope of work.
• Start by asking the facility owner and operators
  what problems they encountered on previous
  construction projects.

13
Develop building commissioning scope of work

• Do not limit your commissioning to just HVAC and
  controls. Envelope, lighting controls, security,
  lab spaces, medical gas systems, and other
  complex systems should be considered.

14
Develop building commissioning scope of work

• Then use the Commissioning Guidelines for
  systems to be commissioned.
• HVAC systems
• Air distribution systems
• Plumbing and piping systems
• Heating and cooling plant equipment
• Control systems
• Electrical systems
• Metering strategy and equipment

15
What should be budgeted for building
commissioning?

• The following rules of thumb can help a client
  budget for building commissioning services.
• 1.00 to 2.00 per square foot depending on the
  complexity, size and location of the building.
• 1.0 to 2.5 of the total construction cost.

16
Cost savings for building commissioning

• 8 - 20 reduction in operating costs for a
  building that is commissioned.
• 1.5 5.5 year simple payback on commissioning.
• Based on
• fewer change orders.
• lower energy usage.
• reduced operational problems.

17
What does building commissioning involve?

• Verifying and documenting building systems
  performance through all phases of a project from
  concept to occupancy.
• Testing HVAC systems performance to ensure that
  they meet the needs of the building throughout
  the full range of operating parameters that may
  be encountered.

18
Expected Deliverables

• 1. Commissioning plan and schedule detailing each
  step of the commissioning process and each team
  members role and responsibilities.
• 2. A diagnostic and functional test plan
  detailing how each test will be accomplished and
  noting expected performance parameters.

19
Expected Deliverables

• 3. A list of findings and potential improvements
  identified by the commissioning provider for
  design phase and construction phase activities
• 4. A training plan recommending specific topics
  and training schedules

20
Expected Deliverables

• 5. At the completion of the project, a final
  commissioning report detailing all of the
  commissioning providers findings and
  recommendations including copies of all
  functional performance testing data.

21
Expected Deliverables

• 6. A systems concepts and operations manual which
  gives a description of each system with specific
  information about how to optimally operate and
  control the system during all modes of operation
  such as during fire, power outage, shutdown,
  etc., including special instructions for energy
  efficient operation and
  re-commissioning.

22
Expected Deliverables

• 7. Energy savings and implementation cost
  estimates for recommendations developed in the
  process are also deliverables for
  retro-commissioning projects.

23
Retro-commissioning

• Is a systematic, documented process that
  identifies low cost OM improvements in an
  existing building and brings that building up to
  the design intentions of its current usage.

24
What are the goals of retro-commissioning?

• To identify and fix existing problems, such as
  indoor air quality.
• To improve the energy efficiency of the building.
• To provide a facility that meets the current
  needs of the building owner and occupants.
• To provide training for facility operators on the
  operation and maintenance of the existing
  building systems.

25
What is the cost of retro-commissioning?

• 0.40 to 1.20 per square foot depending on the
  complexity, size, and location of the building.
• This includes the first phase and the second
  phase after corrections are made.
• General housekeeping done before commissioning is
  started can help reduce costs.
• Assigning maintenance staff to assist the
  commissioning agent can also help reduce the cost
  while providing a good training opportunity.

26
What does retro-commissioning involve?

• Verifying and documenting the existing building
  systems performance.
• Testing HVAC systems performance to ensure that
  they meet the current needs.
• Identifying and recommending solutions to
  existing building problems.

27
When to retro-commission

• If the building has never been commissioned.
• If the original usage of the building has
  changed.
• If the building is experiencing
• occupant comfort complaints.
• indoor air quality problems.
• higher energy costs.
• numerous operation and maintenance problems.

28
Why use retro-commissioning?

• Low first cost for the building owner. The cost
  for the first phase is typically in the 0.25 to
  0.75 per square foot range.
• The commissioning agent fully tests all of the
  systems.
• Simple repairs can be done during the
  retro-commissioning investigation.

29
Why use retro-commissioning?

• To make sure the equipment is operating
  correctly.
• To improve indoor air quality.
• To reduce occupant complaints.
• To increase occupant comfort.
• To reduce energy and demand costs.

30
Why use retro-commissioning?

• The commissioning agent can subcontract and
  oversee the repairs.
• The commissioning agent commissions the repairs
  after the work is completed to make sure the
  systems are working correctly.
• The retro-commissioning process is fully
  documented.

31
Developing the retro-commissioning scope of work

• Ask the facility owner and operator what problems
  they are encountering.
• Interview building staff to find out what
  problems they are experiencing.
• Based upon what was learned, draft the
  retro-commissioning scope of work before meeting
  with the commissioning agent.

32
Cost savings for retro-commissioning

• 5 - 20 reduction in annual operating costs.
• 1.5 7.5 year simple payback is typical.
• This is based on
• lower energy usage.
• reduced operational problems.
• improved occupant comfort.

33
Selecting theright commissioning agent

• It is important to select a commissioning agent
  that has hands on experience with controls and
  HVAC systems.
• It is important to select a commissioning agent
  that has good troubleshooting and problem solving
  skills.

34
How Does Commissioning fit into the LEED Version
2.2 Process?

• There are two levels of building commissioning
  for the LEED process.
• The first is what is called Fundamental
  Commissioning and it is a pre-requisite
  requirement for all LEED projects.
• The second is Enhanced Commissioning and provides
  one point under energy and atmosphere credit
  number 3.

35
LEED V2.2 Pre-Requisite Commissioning
Requirements

• REQUIRED SYSTEMS HVAC controls, lighting
  controls, domestic water heating and any
  renewable energy systems
• The project team must designate a specific
  individual as the commissioning authority (CA).
  This individual must be qualified. Projects
  larger than 50K SF project must be commissioned
  by a third party

36
LEED V2.2 Pre-Requisite Commissioning
Requirements

• The owner shall develop and CA shall review
  owners project requirements (OPR) document.
• The A/E shall develop and CA shall review the
  basis of design (BOD) documents for the
  commissioned systems

37
LEED V2.2 Pre-Requisite Commissioning
Requirements

• The project documents must include the
  commissioning requirements (Specs)
• A commissioning plan must be developed and
  implemented
• The CA must verify the installation and
  functional performance of all commissioned
  systems

38
LEED V2.2 Pre-Requisite Commissioning
Requirements

• The CA must complete a final summary
  commissioning report

39
LEED Enhanced Commissioning Requirements (EA
Credit 3)

• The CA must complete a review of the construction
  documents at approximately the 50 complete stage
• The CA must complete a review of the contractors
  standard submittals related to commissioned
  systems

40
LEED Enhanced Commissioning Requirements (EA
Credit 3)

• The CA must verify all specified training
• The CA must develop a systems manual for all
  commissioned systems
• The CA must review operation and performance of
  commissioned systems with the owner within 10
  months after substantial completion

41
Additional (Highly) Recommended Commissioning
Scope

• The CA meets with the project team to present
  preliminary Cx plan discuss Cx contract scope
  of work and Cx related responsibilities of the
  entire project team
• The CA conducts a control systems integration
  meeting

42
Additional (Highly) Recommended Commissioning
Scope

• The CA conducts a pre-construction commissioning
  coordination meeting with the contractors
• The CA makes periodic site visits during
  construction to review installation and witness
  contractor start-up routines
• The CA conducts a Lessons Learned meeting after
  all Cx is complete

43
Often Misunderstood LEED Commissioning
Requirements

• Owners Project Requirement (OPR)
• Basis of Design (BOD)
• BOD based on OPR
• Prior to submittals for Fundamental Commissioning
  
• Prior to design submittal for Enhanced
  Commissioning
• Developing project onset maximizes value

44
Often Misunderstood LEED Commissioning
Requirements

• Design review intent and timing
• Review as early as possible after the design is
  fully developed and documented, such that issues
  may be resolved as early as possible before the
  construction documents are finalized.

45
Often Misunderstood LEED Commissioning
Requirements

• Enhanced Commissioning Credit Independent 3rd
  party requirement
• 2, Design Review
• 3, Contractor submittal review
• 6, Post Cx review
• All other Enhanced Prerequisite requirements
  may be provided by an individual employed by
  design or CM firm, but not otherwise working on
  the project.

46
Commissioning and the Washington Sustainable
Schools Protocol

• E4.0 Fundamental Commissioning Required
• The design team and the school district shall
  comply with completion requirements outlined in
  Section 1416 of Washingtons NREC and WAC
  180-27-080 regarding
• Drawings
• Manuals
• System balancing
• Systems commissioning
• And in conformance with ESSB 5509, commissioning
  shall be performed for projects over 5,000 s.f.

47
Commissioning and the Washington Sustainable
Schools Protocol

• E4.1 Additional Commissioning
• Conduct a commissioning design review of the
  Owners Project Requirements (OPR), Basis of
  Design (BOD), and design documents prior to
  mid-construction documents phase and back-check
  the review comments in the subsequent design
  submission.
• Review contractor submittals applicable to
  systems being commissioned for compliance with
  OPR and BOD. This review shall be concurrent with
  A/E reviews and submitted to the design team and
  the owner.
• Prepare a final commissioning report following
  the WSEC 2004 Building Commissioning Final
  Report Guidelines available from NEEC and review
  with the school district, verifying that systems
  are operational to the OPR and BOD and work is
  completed.

48
Commissioning and the Washington Sustainable
Schools Protocol

• Verify functional and maintenance training of OM
  Staff, and verify that such training is completed
  in the Final Commissioning Report.
• Verify that training of building occupants
  regarding optimal operation of commissioned
  systems they interface with has been completed.
• Assure through contractual arrangements
  involvement by the CxA in reviewing building
  operation after one academic year of building use
  with OM staff and occupants. Include a plan for
  resolving outstanding commissioning-related
  issues.

49
A properly commissioned facility can result in

• Fewer change orders during the construction
  process
• Fewer call-backs for warranty work
• Long-term tenant satisfaction
• Lower energy bills
• Avoided equipment replacement costs
• Improved profit margin for building owners
• Properly trained operational staff
• Operations and Maintenance manuals are compiled
  correctly

50
Building commissioning resources

• GAs Building Commissioning Program
  www.ga.wa.gov/eas/bcx
• Building Commissioning Association
• www.bcxa.org

51
Thank You

• Ron Major
• Department of General Administration
• [phone]
• rmajor_at_ga.wa.gov