COMMISSIONING

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COMMISSIONING ???
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Key Definitions
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Key Definitions

• Commissioning (Cx)A quality assurance centered
  process of documentation, training, adjustment,
  testing, and verification, performed specifically
  to ensure that the finished facility operates in
  accordance with the owners documented project
  requirements and the construction documents. It
  begins in predesign and continues through design,
  construction, and the life of the facility.(BCA
  draft document, 2004.)

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Key Definitions

• Owner
• Financially or Politically Committed
• Users
• Operations Maintenance staff
• Key concept is Taking Responsibility for Quality.

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Key Definitions

• Commissioning Authority (CA)An individual (or
  firm), representing the facility owner, who leads
  the Commissioning effort until project
  completion.
• Key concept is Leading.

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Key Definitions

• Commissioning TeamA body of subject matter
  experts who assist the Commissioning Authority in
  carrying out the Commissioning Process.
• Key concept is Managing.

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Key Definitions

• Commissioning Provider (CP)When the facility
  owner separates out the duties of the CA.
• An independent third-party commissioning firm
• An A/E firm
• The general contractor, or
• Owner's in-house personnelSelected by the CA, to
  assist the Commissioning Team in handling the
  technical requirements of the Commissioning
  process
• Key concept is Doing.

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Key Definitions

• Owners Project Requirementsa.k.a. Design Intent
  Document
• Detailed, largely non-technical document
  developed under the leadership of, and primarily
  by, the Commissioning Authority from discussions
  with the facility owner.
• States concepts, budget, and performance criteria
  to which the completed project must conform.
• The basis for Building Commissioning.

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Key Definitions

• Basis of DesignA document that records the
  concepts, calculations, decisions, and product
  selections to meet the Owners Project
  Requirements and to satisfy applicable regulatory
  requirements, standards, and guidelines.
• Includes both narrative descriptions and lists of
  individual items that support the design process.
  (ASHRAE Draft Guideline 0-200X, The Commissioning
  Process, dated August 2002.)
• Technical expression of the less technical
  Owner's Project Requirements.

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Key Definitions

• Commissioning Plan (CxP)A document prepared by
  the Commissioning Authority that outlines the
  following
• Organization of the Cx Team
• Member responsibilities
• Schedule of Cx events
• Allocation of Cx resources, and
• Documentation requirements of the Cx process.

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Key Definitions

• Commissioning (Cx)A planned and integrated
  systematic process to ensure, through documented
  verification, that all Building Systems perform
  interactively according to the Owner's Project
  Requirements.
• Commissioning procedures require a collaborative
  team effort and begin in the predesign phase,
  continue through the design and construction
  phases into the initial occupancy phase,
  including the training of OM staff.

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Key Definitions

• Recommissioning (ReCx)A periodic event in the
  life of an existing building that reapplies the
  original commissioning plan in order to return or
  keep the facility operating according to the
  original design intent / owners project
  requirements while accounting for current
  operating and code requirements.

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Key Definitions

• Retrocommissioning (RetroCx)a.k.a. Existing
  Building Commissioning
• RetroCx is for an existing building that has
  never been commissioned.
• Employs a total facility component and systems
  deficiency analysis to create a Commissioning
  Plan.
• May or may not emphasize returning the facility
  to its original design intent.

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Key Definitions

• Continuous Commissioning (CCx)a.k.a. Ongoing
  Commissioning
• Upon completion of Commissioning,
  Recommissioning, or Retrocommissioning, Owner
  continues to collect and compare baseline data on
  selected building systems against
  post-commissioning results to ensure that the
  monitored systems function optimally throughout
  their design lives.
• Made possible because of the initial
  commissioning process.

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Why Commission?
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Why Commision?

• Better BuildingsBuilding owners are finding
  that the energy, water, and productivity savings
  achieved by commissioned buildings can offset the
  cost of the commissioning process. Studies
  indicate 8 to 20 percent savings in building
  operating costs over those in a non-commissioned
  building.
• Source Building Commissioning Guide, Version
  2.2, GSA/DOE, dated July 30, 1998

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Why Commision?

• Better PeopleAside from achieving documented
  costs savings and cost avoidance, commissioning
  enhances customer satisfaction and assures proper
  ongoing training of the facility Operations
  Maintenance personnel.

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• Better Stewardship
• Sustainablity
• Reduce resource depletion of energy, water and
  raw materials
• Create built environments that are livable,
  healthy and productive
• LEED Certification

Why Commision?
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Why Commision?
For LEED 2.1 CertificationPrerequisite

• Engage a Cx team that does not include
  individuals directly responsible for project
  design or construction management.
• Review the Design Intent and the Basis of Design
  docs.
• Incorporate Cx requirements into the construction
  documents.
• Develop and utilize a Cx plan.
• Verify installation, functional performance,
  training, and operation and maintenance
  documentation.
• Complete a Cx report.
• Leadership in Energy and Environmental
  Design--U.S. Green Building Council

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Why Commision?
For LEED 2.1 Certification Additional Credit

• Cx authority independent of the design team to
  review design prior to the construction documents
  phase.
• Independent Cx authority to review construction
  documents near completion of the construction
  document development and prior to issuing the
  contract documents for construction..
• Independent Cx authority to review contractor
  submittals relative to systems being
  commissioned.
• Provide the owner with a single manual that
  contains the information required for
  re-commissioning building systems.
• Have a contract in place to review building
  operation with OM staff, including a plan for
  resolution of outstanding Cx-related issues
  within one year after construction completion.
• Leadership in Energy and Environmental
  Design-- U.S. Green Building Council

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Commissioning Tasks Within Project Phases
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• Planning
• 1. Bring on Commissioning Authority /
  Commissioning Provider.
• 2. Establish Owner's Project Requirements /
  Design Intent Document.
• 3. Review Record Drawings Historical Data.
• 4. Select Commissioning Team.
• 5. Develop Schedule of Cx Meetings.
• 6. Develop Commissioning Budget.
• 7. Develop Commissioning Plan.
• 8. Issue final Commissioning Report.
• Design
• 1. Repeat items under Planning Phase if Cx
  process is initiated in this phase.
• 2. Validate the Design Intent Document.
• 3. Develop a draft Construction Cx Plan.
• 4. Develop Specifications for Cx Construction
  Phase.
• 5. Review design documents for adherence to
  Design Intent Document.

Commissioning Tasks Within Project Phases
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• Construction
• 1. Repeat appropriate items under Planning Phase
  if Cx process isinitiated in this phase.
• 2. Revalidate Design Intent Document.
• 3. Develop or finalize Construction Cx Plan.
• 4. Develop and execute prefunctional checklists.
• 5. Develop Functional Performance Test (FPT)
  plan.
• 6. Validate operator training plan.
• Acceptance
• 1. Execute FPTs.
• 2. Monitor operator training.
• 3. Schedule conduct deferred FPTs.
• 4. Validate maintenance schedules and draft
  recommissioning plan.

Commissioning Tasks Within Project Phases
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What Does Commissioning Cost?
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What Does Commissioning Cost?

• Commissioning(Cx)
• (New Construction)
• 0.5 to 1.5 Percent of Total Construction Cost
• Retrocommissioning(RetroCx)
• (Existing Construction)
• 3.0 to 5.0 Percent of Total Operating Cost
• Source Building Commissioning Guide, Version
  2.2, DOE/GSA, July 30, 1998

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What Does Commissioning Cost?

• The Economics of Commissioning

If planned correctly and implemented early enough
in the design process, commissioning can be
included with little or no cost impact.
Without Commissioning
First Year Warranty Period Costs
Design Phase Costs
Construction Phase Costs
Based on research findings from University of
Wisconsin, ASERTTI Training Module, 1998
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What Does Commissioning Cost?

• The Economics of Commissioning

• An Initial Budget Setting Rule-of-Thumb
• 2 - 3 of mechanical construction cost
• plus
• 1 - 2 of electrical construction cost
• (Source BCA. Based on six science building
  projects)

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• Commissioning
• Results in a comfortable, healthy working
  environment that promotes productivity.
• Achieves both capital cost avoidance and annual
  operating cost reduction.
• Increases facility maintainability and
  reliability via training of Facility Management
  Personnel.
• Improves the overall quality of the completed
  initiative.

Conclusion