Building Commissioning: It

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Building CommissioningIts a Process For a
ReasonPresented by Rick Scivally CHFM, CHSP,
CBCP, LEED AP
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Presentation Goals

• Provide a basic understanding of the
  commissioning process and the importance of
  following it
• Describe the importance of providing detailed
  information to all involved parties throughout
  the Commissioning Process

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What is Building Commissioning

• ASHRAE Guideline 0-2005, The Commissioning
  Process, defines commissioning as "a
  quality-oriented process for achieving,
  verifying, and documenting that the performance
  of facilities, systems and assemblies meet
  defined objectives and criteria".

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Building Commissioning

• A building commissioning professional should be
  brought to the team right after the Architect and
  Design Engineers are selected. This is not
  absolutely necessary, but doing so will save
  numerous headaches, changes and potential
  increases in scope, design and construction fees
  down the road.

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Commissioning Authority/Agent

• An entity identified by the Owner who leads,
  plans, schedules and coordinates the
  commissioning team to implement the Commissioning
  Process.
• Source ASHRAE Guideline 0-2005

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Phases of the Commissioning Process

• Pre Design
• Design
• Construction
• Occupancy and Operations
• Continuous Commissioning

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Pre-Design PhaseOwners Project Requirements
(OPR)

• A written document that details the functional
  requirements of a project and the expectations of
  how it will be used and operated. These include
  project goals, measurable performance criteria,
  cost considerations, benchmarks, success
  criteria, and supporting information.
• Source ASHRAE Guideline 0-2005

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Pre-Design PhaseOPR

• Created by a multi-disciplinary team of end
  users, maintainers and senior management
• Can be created by the owner and owner's team
  members before any other contract Design Team
  members are selected
• Describes the systems and system components to be
  included in the commissioning process. Must be as
  specific and detailed as possible
• Includes how building performance will be
  monitored through measurement and verification
• Used to create the Basis of Design documents
• Must become a living document

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Pre-Design PhaseExamples of a Poor OPR

• All energy consuming devices shall be
  independently metered
• Energy consuming systems shall perform more
  efficiently than required by applicable energy
  codes/standards
• All building components and systems to be
  included in the commissioning process

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Pre-Design PhaseBasis of Design (BOD)

• A document that records the concepts,
  calculations, decisions, and product selections
  used to meet the Owners Project Requirements and
  to satisfy applicable regulatory requirements,
  standards, and guidelines. The document includes
  both narrative descriptions and lists of
  individual items that support the design process.
• Source ASHRAE Guideline 0-2005

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Pre-Design Phase - BOD

• Created by the members of the Design Team, not
  just the Architect and Design Engineers
• Usually not as large of a group as required by
  the OPR
• Needs to include how performance of energy
  consuming systems will be measured and verified
• Is a living document that should reflect and
  change with the OPR

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Pre-Design PhaseExamples of a Poor BOD

• All HVAC systems are to be designed in accordance
  with all applicable ASRAE guidelines
• Occupied/unoccupied settings to be determined by
  owner after occupancy
• Mechanical contractor to determine sequence of
  operation of all mechanical systems
• Mechanical contractor to supply a fully
  functional and integrated automated HVAC control
  system

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Design Phase

• Creation of commissioning specifications for
  systems/components to be included in the process
• Creation of contractors checklists
• Ongoing plan review against the OPR and BOD
  documents

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Design PhaseCommissioning Specifications

• Do
• Clearly define the expectations of
  contractor/subcontractors participation in the
  commissioning process
• Include all performance testing, checklist
  completion and documentation that will be
  required of the contractor/subcontractor
• Include Project Closeout requirements including
  training and OM manual requirements
• Include 6 and 12 month warranty expiration
  performance verification requirements

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Design PhaseCommissioning Specifications

• Don't
• Repeat or emphasize penalty clauses for delays or
  retesting in the technical sections. These should
  be in the General Performance section.
• Name subcontractors by trade. Many organizations
  have several trades in their portfolio.
• Define who will witness testing beyond the owner
  or their representative.

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Design Phase3 Dimensional Energy Modeling

• A computer generated model to calculate
  anticipated sensible and latent heat loads, their
  relationships, environmental and physical
  conditions of the built environment, building use
  and occupancy in an effort to determine the
  energy consumption of a proposed structure and/or
  system and the effects design modifications may
  have on it.

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Design Phase3 Dimensional Energy Modeling

• Input Elements
• Mechanical Systems
• Total Building Envelope
• Building Orientation
• Building Location and Elevation
• Building Use and Occupancy Type
• Heat Relationships and Transfer Slab to Ground,
  Floor to Floor, Through the Roof and Side to Side
• Other Exterior Conditions That may Effect Energy
  Consumption

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Design Phase3 Dimensional Energy Modeling

• These two show the ability to view the building
  by construction type figure on the left is
  standard view, figure on the right uses color
  to denote different wall, roof, and window
  construction assemblies. In this example, half of
  level 1, and levels 2 and 3 are parking garage.

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Design Phase3 Dimensional Energy Modeling

• This shows the
• end-use consumption
• profile, graphed by
• hour, so you can see
• the hourly consumption
• fluctuation for various
• end-uses. These are
• the peak days for a six
• month period of time.

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Design Phase3 Dimensional Energy Modeling

• This shows which
• end-uses (lighting,
• cooling, etc.) are
• using the most
• electricity/gas,
• by month
• Energy Modeling Data Provided Courtesy of Telios
  Engineers and Consultants

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Commissioning During Construction

• Issues log to be created and reviewed at all
  construction meetings
• Checklist completed by installing contractors. A
  percent of system components should be evaluated
  by the Commissioning Agent.
• Installation methods and quality of systems to be
  commissioned are inspected and verified
• System performance and operation is verified
  during and after substantial completion
• Controls point to point checks
• TAB

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Commissioning During Construction Most Common
Issues

• Flex duct is crimped
• Metal duct is not fully insulated. Pay special
  attention to duct top and hard to reach locations
• Smoke/fire dampers are not installed correctly
• Access and service doors are blocked or
  inaccessible
• Location of supply diffusers and return grills
• Temperature set up/back not working properly
• Temperature and lighting occupied/unoccupied
  settings not working properly
• Software programming issues

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Occupancy and Operations

• Corrections of outstanding issues
• Issues log still in use
• Staff training on proper use of building control,
  systems and components
• Next season operation and performance
  verification
• Performance and operations verification prior to
  the 12 month warranty expiration
• Final Commissioning report issued

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Continuous Commissioning

• A continuation of the Commissioning Process well
  into the Occupancy and Operations Phase to verify
  that a project continues to meet current and
• evolving Owners Project Requirements. Continuous
  Commissioning Process activities are ongoing for
  the life of the facility.
• Source ASHRAE Guideline 0 - 2005

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Cost of Commissioning

• Commissioning new buildings range from 0.5
  percent of the total construction cost for
  relatively simple projects such as office
  buildings to 7.5 for complex laboratories and
  medical facilities
• This does not include potential additional cost
  associated with design changes such as additional
  metering devices for MV.
• Source National Institute of Building Sciences

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Cost of Not Commissioning

• There are numerous white papers on commissioning
  and return on investment available on the
  internet. There have also been numerous studies
  published which identify the cost of not properly
  commissioning a building and the importance of
  continuous commissioning once all of the upfront
  work has been done.

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• Questions?