What Constitutes a Quality Commissioning Job

1
What
Constitutes a
Quality
Commissioning Job?
2
Agenda

• Preconstruction Services
• Brian Toevs, PE
• Construction Services
• Rusty Ross, PE, LEEDTM, CxA
• Client Relationship
• Mark Leafstedt, PE CCP CxA

3
Commissioning Process
Design Intent/ Owners Project Requirements
Functional Testing
O M Document Review
Submittal Review
Cx Report
Warranty Review
Design Document Review
Training Review
Pre-Functional Testing
Basis of Design Review
Construction Checklists
Spec Review
Seasonal Testing
Start-up
PLANNING
DESIGN
CONSTRUCTION
ACCEPTANCE
OPERATIONS
Project Timeline
4
Owners Requirements

• Owners need help defining their needs
• We can help
• Get in early - During Predesign
• Attend meetings during Schematic Phase
• Attend more than one meeting
• Be an active member of the team
• Write the OPR for the owner

5
Owners Requirements

• Help the Architect write the OPR
• Initiate 1st draft of the Basis of Design Then
  turn it over to the designers
• Be Proactive, Invite your self to the party
• OR
• Better yet - have your own party

6
Owners Requirements

• Have a Core Values party
• Participants should Include
• Owner
• User Group Members and Leaders
• Maintenance staff
• Architect / Engineer
• Contractors / CM
• Plan for ½ to full day, for the exercise

7
Owners Requirements

• Participants are educated
• We get "buy in"
• Educational process accelerated
• Decisions verified
• Adversity diminished
• Nuances of organization learned
• Design process expedited

Remember The OPR is a non technical document,
that describes what needs to happen for the Owner
to call this project a success.
8
Owners Requirements

• Have Break-out Sessions
• Ask questions
• Unpack issues
• Work through ideas
• Discard bad ideas

• Small groups to work out concepts
• Get input up front
• Un-Ravel the Owners Requirements
• Eliminate Preconceived Ideas

Create Concepts for discussion
9
Owners Requirements
Existing Conditions

• Present Ideas to group
• Not Complete Designs
• Better Direction for team
• Owner Requirements better Defined

Two Solutions
10
Design Review

• Minimum-Review Systems Commissioned
• Best Practice Review Should Include
• Mechanical
• Electrical
• Architectural
• Specifications
• Coordination among trades

11
Design Review

• To do a good HVAC review you have to look at the
  Architecture
• Many HVAC problems are Architectural Problems
• High performance buildings are failing
• Designing smaller HVAC systems
• Normal Architectural Detailing

12
While this detail does not show it, there is
batts insulation required under the decking
Acoustical decking allows air to pass into
building on both sides of the corrugations Batts
insulation wont seal the ends, only filter
the air
No details on this project address acoustical
corrugated decking
13
Corrugated Acoustical Roof Decking
Batts Insulation
Thermal Envelop ?
Roof Insulation
Concrete Block Wall
Air Pathways
14
If the Architectural details are unclear the
contractor has free reign to do as much or as
little as they want
15
Cx Specifications

• Were not the designers but we can help
• Cx spec writing is more than writing Cx specs
• Review Division 1 specs
• Review Mechanical specs
• Review Electrical specs
• Review / Write / Edit Cx Specs

16
Cx Specifications

• Request electronic specifications in electronic
  format, i.e. MS Word, Word Perfect
• Edit specs with Track Changes
• Return electronic specs to designer, for review
  and approval
• Engineer or Architect-of-record owns the specs,
  we are only making suggestions

17
Cx Specifications

• Review Division 1 specs
• Review submittal requirements
• Add submittal requirements for Commissioning
• Review OM Requirements, modify submittal date to
  be just after submittal approval
• Review payment application requirements
• Tie payment application to completion of
  checklist tracking form
• Review substantial completion requirements
• Tie Cx completion to substantial completion
• Write Division 1 Cx Requirements Spec

18
Cx Specifications

• Review Mechanical Specs
• Edit general requirements to reference Cx
• Edit Controls specs
• Review quality assurance requirements to be more
  Cx friendly
• Tighten-up contractor qualifications
• List specific individuals assigned to project
• Temporary programming / global commands
• Trending requirements / memory availability
• instrument calibrations

19
Cx Specifications

• Review Mechanical Specs
• Edit TAB Specs
• Review quality assurance requirements to be more
  Cx friendly
• Tighten-up contractor qualifications
• List specific individuals assigned to project
• Write the Mechanical Cx requirements spec
• Develop SVC sheets and checklist tracking form
• Write the Mechanical testing requirements

20
Bidding

• Cx Plan needs to be specific enough to provide
  guidance but open enough for updating
• Cx Plan should mirror the spec requirements
• Keep it short, 15 to 20 pages plus diagrams
• Define flow of Cx Process, documentation, et
  cetera. Use Flow diagrams

21
Bidding
Commissioning Process Flow Chart Construction
Phase
22
Bidding
Commissioning Process Flow Chart Construction
Phase
23
Construction Services

• Construction Phase
• Document Installation
• Prepare for acceptance phase
• Acceptance Phase
• Functional testing
• Owner training
• Final report/systems manual
• Post Occupancy and Warranty
• Opposed season functional testing
• Warranty review

24
Construction Services

• Construction Phase
• KO meeting for all team members
• Review shops
• Update Cx plan, PFCs and FPTs
• Integrate Cx into construction schedule
• Plan for owner preparation
• Training Develop execution plan and schedule
• Record Documents Review as project progresses
• OMs/Systems manual Available early
• Document installation execute PFCs

25
Commissioning Plan
26
Prefunctional Checklists (PFCs)
27
Master Deficiency List
28
Document Installation
Box access
29
Document Installation
Incorrect coil piping
30
Document Installation
Valve access
31
Document Installation
Lack of welding on grease duct
32
Construction Services

• Acceptance Phase
• Start-up
• Functional testing
• Verify controls
• Simple to complex
• Single to integrated
• Coordinate w/ subs controls, TB
• Owner training
• Execute and monitor
• Systems training
• Final report/systems manual

33
Monitor Start-up
Construction filters not in place
34
The Field Team
35
Functional Performance Tests (FPTs)
36
Functional Performance Tests
37
Construction Services

• Post Occupancy and Warranty
• Opposed season functional testing
• Peak summer
• Peak winter
• Warranty review
• Review building performance w/ owner OM staff
• Note any deficiencies
• Plan of action

38
Client Relationships ?
39
Client Relationships

• WHO ARE THE CLIENTS?
• Owner? General Contractor? A/E Consultants?.......
  .......Yes
• Does the client always hold the Cx contract?
• WHAT KIND OF CLIENTS?
• Participative or Non-Involved?
• Demanding or Relaxed?
• Sophisticated or Not?
• Clear on Cx Expectations or Not?
• HOW DO YOU HANDLE DIFFERENCES?

40
Client Relationships

• IMPORTANCE OF COMMUNICATION
• Enlistment of an advocate
• Prevent surprises
• Build a cooperative environment
• Reduce misunderstandings
• Speed resolution
• Must be clear, concise, factual, non-blaming
• Professional use of all forms
• Verbal or written
• Cx documents

41
Client Relationships

• WHY DO WE DOCUMENT?
• Communication
• Set Expectations
• Record and track events and results
• Legacy
• WHAT MAKES OUR DOCUMENTATION DIFFERENT?
• Independent Perspective
• Detail
• Resolution oriented rather than blame oriented

42
Client Relationships

• WHAT DEFICIENCIES DO YOU BRING TO THE CLIENT?
• All? Cost impact ones? Design ones? Construction
  ones? Long Term ones?
• Are all logged issues actually deficiencies?
• HOW DO WE GET RESOLUTION?
• Participate or pull away?
• Resolve during or after discovery?
• Get Client involved?
• Can we reduce the number or deficiencies or time
  it takes to resolve them?

43
Client Relationships

• SUMMARY
• Communicate
• Be Professional
• Listen
• Communicate
• Document
• Participate
• Communicate