NewandExistingFacilities
BuildingCommissioning
BuildingCommissioning
BuildingCommissioning
D. Eric Gregory, CCP
• Objective:
– Providekeyaspectsinwhichtodevelopor
enhanceyourinͲhouseprogram
– ProvidekeyaspectsinwhichtoensureyourCxA
bringsvaluetoyourproject.
o Commissioned16of24ofEmory’sLEEDbuildings.8morepending…
o ReͲCommissioned14existingbuildingstodate.
o DevelopedandinitiatedEmory’s“SustainablePerformanceProgram”
• CxConsultant8years
o HigherEducation&Governmentclients
o BuildingCommissioningAssociation
BuildingCommissioning
BuildingCommissioning
• RevieweachtypeofCommissioningProgram
• CxManageratEmoryUniversity6+years
• CertifiedCommissioningProfessional
Commissioning Manager
Sustainable Performance Program Manager
Emory University
eric.gregory@emory.edu
(404) 727-1388
Agenda
Introduction
CxPrograms&Terminology
• Commissioning(Cx)
o Processappliedtonewprojects
• RetroͲCommissioning(RCx)
o Cxofanexistingfacilitythatwas
nevercommissioned
• ReͲCommissioning(ReͲCx)
o Cxofanexistingfacilitythathas
beencommissioned
•
ContinuousCommissioning™
o Datadrivenmonitoringof
performance
o a.k.a.PersistenceCx,Monitoring
BasedCx,OnͲgoingCx…
ExistingBuilding
Commissioning
(EBCx)
• Asystematicprocessto
ensurebuildingsystems
performaccordingto
theOwner'sProject
Requirements.
• “…aqualityͲoriented
processforachieving,
verifying,and
documentingthatthe
performanceof
facilities,systems,and
assembliesmeets
definedobjectivesand
criteria.”– ASHRAE
Guideline0Ͳ2005
BuildingCommissioning
BuildingCommissioning
Commissioning(Cx)
BuildingCommissioning
Owner’sProjectRequirements(OPR)
– a.k.a.theDesignIntentDocument
– DocumentwrittenbyOwner
– DetailsOwner’sexpectationsandgoalsentailing
allaspectsofthefacility
– Typicallyincludes:
• Projectgoals
• Performancecriteria
• Equipmentandsystem
preferences
• Costconsiderations
• Benchmarks
• Measuresforsuccess
KeyObjectivesofCx
• VerificationoftheOPR,particularlythe
functionalintent
• Systemsandequipmentaremaintainable
• VerificationthatO&MManualsandAsͲbuilts
arecorrectandcomplete,andfacility
operatingpersonnelhavebeenprovided
adequatetraining
TimelineofkeytasksoftheCxProcess
OwnersProject
Requirements
InitialDesign
Document
Review
PreͲFunctional
Testing
O&MReview
Construction
Owner
Checklists
Basisof
Training
FinalDesign
Design
StartͲup
Submittal
Document
Review
Review
Functional
Review
Commissioning
Testing
Spec
Commissioning
KickͲoff
Review
KickͲoff
Meeting
Meeting
Commissioning
Plan
PLANNING
ProjectImplementation
DESIGN
CONSTRUCTION
Cx
Report
Warranty
Review
Seasonal
Testing
PREͲOCCUPANCY POSTͲOCCUPANCY
BuildingCommissioning
BuildingCommissioning
PlanningPhase–
EstablishCx Scope
• SystemstobeCommissioned
• Duration.StrivetobeginnolaterthantheSD
phaseofdesign,andconcludeattheendofthe1Ͳ
yearwarrantyperiod
• Indicatedesignsubmittalstobereviewed.SD,DD,
50%CD,100%CD…
Planning Phase
Sample Cx Scope of work located at :
http://www.campserv.emory.edu/pdc/engineering/Commissioning.html
Sample
Commissioning
Scope of Work
• Indicatemeetingfrequency,sitevisitfrequency…
• Determineextentoffunctionaltestingoflike
equipment
• DetermineLEEDresponsibilities
Major Influence
Rapidly Decreasing Influence
Low Influence
Large
High
I
N
F
L
U
E
N
C
E
E
X
P
E
N
D
I
T
U
R
E
S
EXPENDITURES
INFLUENCE
Low
Schematic
Design
31
29
27
25
23
21
Construction
19
17
15
13
Construction
Documents
11
7
5
3
1
Design
Development
9
Normal
Planning /
Programming
Occupancy &
Close-Out
The ability to control cost on a project diminishes as the project moves from design through construction. Changes
should be made as early as possible during the process. Changes made during the design phase are easier to
implement than during the construction phase. This concept is summarized by these curves.
BuildingCommissioning
BuildingCommissioning
INFLUENCE VS. EXPENDITURES
PlanningPhase–
TheRFPforCxServices
RecommendationsforyourCxRFP:
• Askforthedesignphasetobebrokenoutofthefee
proposal.Thisprovidesflexibilitytobothpartiestofine
tunetheCxscopeoncethedesigniscomplete.
• Askforfirmexperienceonlikeprojects
• Askforteammemberresumes
• AskforabreakͲdownofpercentageofinvolvementforeach
teammember
• AlongwiththeRFPandCxSoW,providetheOPRandany
otherplanningdocumentationthatwillbestexplainthe
project.
QualitiestolookforinaCxA:
– ChooseafirmthatspecializesinCx
– Ifhiringadesignfirm,makesurethefirmhas
adedicatedCxgroup
– Usecautionwithfirmsthatdon’thavea
primaryfocusonCx …the“Oh,wedothat
too”firm.
• DependsonCx Scope
• ContributorstoHigherCost
– MoreSystems
– MoreComplexity
– TeamExperience
• 0.5%to1.5%ofConstructionCosts
• 2.0%to3.0%ofSystemCosts
• $0.50to$2.00persquarefoot
BuildingCommissioning
BuildingCommissioning
TypicalCommissioningCost
BuildingCommissioning
BuildingCommissioning
PlanningPhase–
SelectingtheCommissioningAuthority(CxA)
Planning Phase
If you have campus standards, include Cx. Here is a link to Emory’s:
http://www.campserv.emory.edu/pdc/planning_construction/Design_Standards_w
ith_Guidelines.html
Section019113
GeneralCommissioning
Requirements
Section019119
FacilityShellCommissioning
DesignPhase–
CxDesignReviewObjectives
•
•
•
•
•
•
BODconsistentwithOPR
DesignconsistentwithBOD
Identifyenergyefficiencyopportunities
Systemaccessandmaintainability
TheCxAhelpsaddthenecessarydetailstoensureperformance
Designreviewisnot…
–
–
–
–
–
–
AcontestbetweentheCxAandtheDesignTeam
Backseatdriving
ValueEngineering
LifeͲcyclecostanalysis
Codecompliance
Confrontational
BuildingCommissioning
BuildingCommissioning
DesignPhase–
DocumentingtheDesignReview
DesignPhaseͲ
Coordination
•
–
•
• KickͲoffmeetingwithconstructionteamtofostercollaboration.
• OverͲcomeContractorresistance.
– TheCxprocesssavescontractor“callͲbacks”duringthewarrantyperiod
•
ContractorSubmittalreviewobjectives
–
–
CompliancewithOPR,BOD,anddesigndocuments
ConfirmEquipmentefficiencies
–
Equipmentmanufacturersallowed?
–
Equipmentwarrantystatedandmeetspec?
–
Physicaldimensionsdonotcreateotherissues?
–
Verifytheparticularserviceclearancerequirementswillwork
–
Canitbecommissioned?
–
Canitbemaintained?
–
CxAreviewshouldbeconcurrent withDesignTeamReview,andCxAcommentsfedto
theDesignTeamforfinalincorporationbacktotheConstructionTeam
BuildingCommissioning
BuildingCommissioning
ConstructionPhase
TheCxAdevelopsCxspecificationsforincorporationintotheproject
specifications.ThefollowingisanexcerptfromatypicalEmoryCxSoW:
Thecommissioningspecificationsshallinclude,atminimum,thefollowing:
• Listofsystemsbeingcommissioned
• Crossreferencestoallapplicableandrelatedsections
• Definitions
• Communicationandcoordinationprotocols
• SubmittalrequirementstotheCxA
• CxProcessoverview
• ResponsibilitiesofeachCxTeammember
• Acceptancecriteriaisdefined,alongwithminimumacceptancepercentagesofsampleverifications.
• Costofretestingrequirements
• Failureduetomanufacturerdefectresponsibilities
• Trainingoverview
• Deferredtestingrequirements
• Occupiedoptimizationphaserequirements
• Samplecommissioningchecklistsandfunctionaltestscripts
• BASpointdatatrendintervalsandnumberofsamples,aswellasfinalformatdesired,whethertabularor
graphical.
CxkickͲoffmeetingwiththeDesignTeamtofostercollaboration
ConstructionPhase–
SiteObservation
Cx Observation - Document with references to contract
requirements and photos
• SpecifictoEachItemofEquipment
• Dowehavealltherightcomponents?
PreͲOccupancyPhase(or“AcceptancePhase”)–
FunctionalPerformanceTesting
BuildingCommissioning
• Staticcheckliststobecompletedpriorto
functionaltesting
BuildingCommissioning
BuildingCommissioning
ConstructionPhase–
PreͲFunctionalChecklists
PostOccupancyPhase(orWarrantyPhase)
•
•
•
•
•
•
•
a.k.a.‘AcceptanceTesting’
SpecifictoeachSystem
Evaluatessystemintegration
Isitworkingproperlyundernormalanddesignconditions?
Isitworkingproperlyunderemergencyconditions?
Isitworkingefficiently?
Seasonaltesting
• Isitinstalledcorrectly?
• Isitreadyforfunctionalperformance
testing?
BuildingCommissioning
PreͲOccupancyPhase(or“AcceptancePhase”)
KeyCxTasks:
• ReviewsubmittedOperation&MaintenanceManualsfor
completenessandaccuracy
• Cxoverseesthecontractorprovidedtraining
• HaveyourCxprovidetraining
– Focusonsysteminteroperation,whichistypicallynotcoveredby
traditionalcontractortrainingonsuppliedequipment
– Reviewfunctionalintent.Manyoperatorsarenotinvolvedduring
designsoarenotknowledgeableofthedesignedfunctionalintent.
KeyCxTasks:
• Seasonaltesting
• Trendanalysistoconfirmenergysavingcontrol
strategies
• DiscusswithbuildingmanagersandO&Mstaffany
operationalandwarrantyissues.
• CompletetheCxReport&SystemReͲCxmanual
–
–
–
–
–
–
–
–
OPR/BOD
Cx Plan
CompletedPreͲFunctionalInspections
InstallerTestResults/FieldTests
FunctionalPerformanceTestResults
OperatorTrainingRecords
O&M/AsͲbuiltreview
AsͲcommissionedsetpoints andparametersthatare“adjustable”by
design.
BuildingCommissioning
BuildingCommissioning
QuestionsonNewBuilding
Commissioning?
Whyisanythingmorethannewproject
commissioningneeded?
• Buildingperformancedegrades.Why?
– ReͲpurposed&renovatedspaces
– Operatorerror/lackofunderstanding
– Controlsensorcalibrationdrift
– PreventativeMaintenance
• NewconstructionCxverifiestheperformancetothe
designintent.Itdoesnotdoagoodjobofoptimizing
performancetotheoccupiedbuilding.
– OverͲengineeringwithsafetyfactors
1 contract
Transition to
Continuous Cx
Source: Evan Mills, LBNL, 7/21/2009
BuildingCommissioning
BuildingCommissioning
1 contract
RCx/ReCx
PlanningPhase
Selecting the project - Which building(s) gives me the biggest
bang for my buck?
•
$/sf utility cost
•
Consider Age
•
DDC System
•
Comfort Complaints
•
“Retro” or “Re”?
•
Scope the Project
Understand the current operating requirements
A few key considerations:
• What is typical occupancy?
• Re-purposing of space since construction or re-commissioning
event
BuildingCommissioning
BuildingCommissioning
RCx/ReCx
PlanningPhase
• Current preventative maintenance program
• Temperature and humidity requirements
ReͲCx@Emory
•
14ExistingBuildingsintheprogramtodate,entailingapprox.
2.1Ms.f.:
o 8buildingscompletetodate
o 6moreundergoingECMimplementation
•
Investigationphasecost=$0.32/sf
•
Implementationcostofthe14buildings=$2.1M.Estimated
annualcostsavingsis$1.3MͲ$1.5M.Roughlya2yearpayback
&20%annualcostsavings.
• Operating hours
• Are the original design documents
still applicable?
BuildingCommissioning
BuildingCommissioning
RCx/ReCx–
ReturnonInvestment
ContinuousCommissioning®Ͳ
SustainingPerformance
Goals:
• Ensure a facility’s utility consumption is in alignment with its
baseline design, and avoid performance degradation over the
life-cycle of the system.
• Strive to improve building baseline performance through proactive operation, monitoring and optimization.
• Maintain the Current Functional Requirements throughout the life
of the facility. Ensure systems will effectively and optimally serve
re-purposed spaces.
Source: Evan Mills, LBNL, 7/21/2009
Data-driven Strategies:
• Trend utility meters to analyze and understand consumption
patterns through varying loads and seasons.
• Trend controlling setpoints and outputs to confirm stable
control.
• Utilize the BAS system to alarm equipment operating issues
that will impact energy consumption.
o Automated fault detection sequences
BuildingCommissioning
BuildingCommissioning
ContinuousCommissioning®Ͳ
SustainingPerformance
ContinuousCommissioning®Ͳ
SustainingPerformance
Operational Strategies:
• Implement optimal maintenance frequencies and sensor
calibrations
• Monitor non-energy performance metrics such as comfort
calls, occupant satisfaction, indoor air quality, etc.
• Coordinate and optimize periods equipment can be turned off.
• Follow through that energy related work orders to Facility
Maintenance departments are appropriately completed.
• Right-size performance at the zone level.
• Train, Train, Train your operating staff
NewConst.Cx
Continuous Cx
ReͲCx
RCx
BuildingCommissioning
BuildingCommissioning
InSummary…
Questions
D. Eric Gregory, CCP
Phone: (404) 727-1388
eric.gregory@emory.edu