THE COMMISSIONING PROCESS AND ITS APPLICATION FOR
COMBINED HEAT & POWER PLANTS
AUSTIN
DALLAS
DENVER
HOUSTON
KANSAS CITY
MIAMI
NASHVILLE
PHOENIX
RICHMOND
WASHINGTON D.C.
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FIRM PROFILE
Commissioning Services
• Site Focused Commissioning Process
• Experienced Team Leadership
• Cx Administrator with BMS Controls Specialization
• Revit/BIM Specialist for Integration of Model into
Commissioning Documentation
• LEED Sustainability Services
• Energy Modeling and Analysis
Experience
• Designed Over 20 Million SF of Space in last 5 Years
The University of Texas Medical Branch at Galveston
• 30 Years Energy Plant Performance Experience
• Commissioned Over 5 Million SF of Space in Last 5 Years
• 175 Staff Members, across 10 offices
• 50 LEED Professionals
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COMMISSIONING IS NOT NEW
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Commissioning has been around since the beginning of construction…
Owner
CHP Construction Team
Commissioning Agent
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FIRST IMPRESSIONS CAN BE DECEIVING…
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HISTORY OF COMMISSIONING
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1977 - Public Works Canada begins to use Cx in its project delivery system
1984 - University of Wisconsin, Madison begins to offer Cx courses
- ASHRAE HVAC Commissioning Guideline Committee formed
1988 - ASHRAE publishes HVAC Commissioning Guideline
1989 - First edition of BPA’s Building Commissioning Guidelines published
1996 - ASHRAE publishes Guideline 1-1996: The HVAC Commissioning Process
1998 - USGBC LEED criteria includes Cx
2002 - AABC publishes the AABC Commissioning Guideline
- AABC launches certification program
2004 - BCA launches certification program
2006 - NIBS Guideline 3-2006Building Envelope Commissioning
2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process
2008 - USGBC restructures LEED-EB as LEED for Existing Buildings: Operations &
Maintenance, allowing up to 4-points for RCx and 2-points for on-going commissioning
2012 - NFPA-99 Healthcare requirements includes Cx
- IECC Includes Commissioning
- NFPA 3-2012 Recommended Practice for Commissioning FPLS Systems
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BP HELIOS PLAZA
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LEED Platinum Certified
Drivers for Project
• 24/7 WW Trading Operations
• Poor Power Quality
• Desired N+1 Redundancy
• Regional Weather Considerations
• Ability to sell power back to grid
Plant Specs
• 4.3 MW gas fired turbine generator(Solar)
• Heat Recovery Steam Generator (HRSG)
• Hot-water driven absorption chiller
• Thermal Energy Storage
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METHODIST HOSPITAL CHP
Drivers for Project
• Emergency Power – Security/Safety in Operations
• Quality of Power
• Patient Safety
Plant Specs
• 4.6 MW natural gas driven cogeneration turbine
• A duct burner with a heat recovery steam generator
• Supplementary Duct Burner
• 2800 ton Steam Driven chiller
• Aqueous Ammonia SCR Scrubber
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DELL CHILDREN’S MEDICAL CENTER CHP
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LEED Platinum Certified
Drivers for Project
• Financial Considerations – District Energy Plant
• Allowed for LEED Platinum
• Margin for Safety
• Energy Conservation
Plant Specs
• 4.3 Megawatt Turbine Generator
• A HRSG and absorption chiller
• Thermal Storage
• Steam Boiler
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DELIVERY METHODS
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BP CHP
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Methodist CHP
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Industrial Owner - Design Build Approach with Program Manager
Institutional Owner - CM @ Risk Project Delivery Method
Dell Children’s Medical Center CHP
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District Energy CHP – Design Build Approach
Hospital – CM @ Risk - Owner project managed & commissioned
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WHAT IS COMMISSIONING? – ASHRAE GUIDELINE 0
Commissioning is a quality-oriented
process for achieving, verifying, and
documenting that the performance of
facilities, systems, and assemblies meets
defined objectives and criteria.
Source: ASHRAE Guideline 0, The Commissioning Process
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ASHRAE GUIDELINE 0
Phases of Commissioning
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Pre-Design
Design Phase
Construction Phase
Occupancy/Operations Phase
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WHAT THIS MEANS TO THE TEAM
Owner
• Verification of the Owners Project Requirements
• Assure Design Stays Within Scope
• Quality of Installation
Architect and Engineer
• Peer Review Affirms Project Design Corresponds
with Owner Requirements
• Second Set of Technical Eyes
Contractors
• Proactive Scheduling of Cx Events
• Installation Reviews
Facilities Staff
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It Works When it’s Done
Well Documented Systems Manual
Trained in Use
Facilitates Operational Efficiency
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CX PROCESS – PRE-DESIGN PHASE
Project
Inception
• Preparatory phase in which Owner’s
project requirements are developed
and defined
• Cx Team is defined
Pre-Design Phase
• Cx Authority is assigned responsibility
for the process
Form
Commissioning
Team
Develop Owner’s
Project
Requirements
Determine Scope
and Budget
Acceptance
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Develop Initial
Commissioning
Plan
CHP PROJECT DEVELOPMENT
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Owner’s Expectations
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Project Delivery Method
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Project Drivers
Owner Goals
User Requirements
Purpose
Design - Bid – Build
CM @ Risk
Design - Build
Commissioning Process
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How does it apply?
What changes?
Value of Process
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OPR DEVELOPMENT
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Key Owner’s Project Requirements
General Project Description
Objectives
Functional Uses
Occupancy Requirements
Budget Considerations and Limitations
Performance Criteria
General
Economic
User Requirements
Construction Process
Operations
Systems
Assemblies
Owner’s Project Requirements Version History
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OPR DEVELOPMENT
OPR Workshop Questions
• Question 1: What Areas are required for a Functional Facility?
• Question 2: List Conditions Important to Your Comfort in an Ideal
Building ?
• Question 3: What activities generate pollutants in this building?
• Question 4: How do we make this facility more sustainable?
• Question 5: How do you define energy efficiency?
• Question 6: How will you benchmark system operation?
• Question 7: What documentation is required to properly operate and
maintain facilities?
• Question 8: What are your training requirements?
• Question 9: What Problems with Previous Projects Should be avoided?
Question 10: What Must Be Accomplished for a Successful Project?
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OPR DEVELOPMENT DETAIL
The Owner’s Project Requirements should include the following:
If these requirements change over time the OPR should be updated with these
changes.
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Project schedule and budget.
Commissioning Process scope and budget.
Project documentation requirements, including format for submittals, training
materials, reports, and the Systems Manual. Consideration should be given to
use of electronic format documents and records where appropriate.
Owner directives.
Restrictions and limitations.
User requirements.
Occupancy requirements and schedules.
Training requirements for Owner’s personnel
Warranty requirements.
Benchmarking requirements.
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OPR DEVELOPMENT DETAIL CONT.
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Operation and maintenance criteria for the facility that reflect the Owner’s
expectations and capabilities and realities of the facility type.
Equipment and system maintainability expectations, including limitations of
operating and maintenance personnel.
Quality requirements for materials and construction.
Allowable tolerance in facility system operations.
Energy efficiency goals.
Environmental and sustainability goals
Community requirements.
Adaptability for future facility changes and expansion.
Systems integration requirements, especially across disciplines.
Health, hygiene and indoor environment requirements.
Acoustical requirements.
Vibration requirements.
Seismic requirements.
Accessibility requirements.
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OPR DEVELOPMENT DETAIL CONT.
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Security requirements.
Aesthetics requirements
Constructability requirements
Communications requirements
Applicable codes and standards
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ROLE BEFORE CONTRACTOR SELECTION
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Assist in Contractor Selection:
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Develop Scoring Criteria for Contractor and Major Subs
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Assist in Developing Scope for RFP on Selection of CM
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Tracking Back to OPR and BOD on Criteria for Contractor Selection
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Providing Constructability Input to the Design Team for Design
Documents
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Site Issues
Mobilization
Temporary Utility Service Input
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LESSONS LEARNED PRE-DESIGN
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Choosing project delivery methods
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Meets not defeats project expectations
Cx process is applied differently to each delivery method
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Bring Commissioning Authority on early in project
development stage
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Qualified, independent, 3rd party CxA
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Not Owner, Project Manager, Design Team, Contractor Team, TAB Team
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BENEFITS
Pro-active, early understanding of local permitting process
and requirements
• Understanding of potential effects to existing facility
operations
• Better match of project delivery method to the project
requirements
• Well documented OPR forms the basis for all future project
decisions.
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CX PROCESS – DESIGN PHASE
OPR & BOD
Acceptance
LEED Reviews
Design Reviews
Verify OPR &
BOD
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Determine Training
Requirements and
Manual Structure
Determine
Construction
Checklist
Requirements
Develop Cx
Specifications for
Construction
Documents
Review Owners Project Requirements
and Basis of Design
• Review of LEED Credits Options
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CD Design Reviews
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Develop Commissioning Plan
Develop Cx Plan
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DESIGN PHASE PROCESS
Collaborative, Focused, Verified & Documented
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ASHRAE Guidelines 0 and 1
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Review and Facilitate BOD
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Design Reviews at Scheduled Stages of Deliverables
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General and Specific (Div 1 – Tech Sections)
Cx Plan Development
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SD, DD, CD
Review Includes Scope Reviews, Constructability, Maintainability, Energy Efficiency, LEED Criteria, M+V
Provide Cx Specification
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Provide Review with Design Teams
Review against OPR or Scope Verification and Management
Scope and Inclusion into Specification
Coordinate Specific Systems Integration Meeting – Controls, Systems – Advocate for the Owner
Contractor Selection Participation
Pre-Bid Meetings
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BASIS OF DESIGN GUIDELINES
The Basis of Design Phase is required with each design submission and should include the
following:
a. System and assembly options
b. System and assembly selection reasoning
c. Facility, system, and assembly performance assumptions
(i) Assumptions for calculations/sizing.
(ii) Analytical procedures and tools
(iii) Environmental conditions
(iv) Limiting conditions.
(v) Reference make and model
(vi) Operational assumptions
d. Narrative system and assembly descriptions.
e. Codes, standards, guidelines, regulations, and other references.
f. Owner guidelines and directives.
g. Specific descriptions of systems and assemblies
h. Consultant, engineering, and architectural guidelines for design developed by the design
team or others.
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BASIS OF DESIGN GUIDELINES
The Basis of Design documents how each criterion in the Owner’s Project
Requirements is implemented in the design. For any criterion that could not
be met, documentation detailing what was done, it’s impact on the Owner’s
Project Requirements, and how the Owner’s Project Requirements was
modified shall be included.
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LEED REQUIREMENTS – PROJECT SCORECARD
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LEED REQUIREMENTS – PROJECT SCORECARD
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LEED FOR CHP
The treatment of CHP under the ASHRAE 90.1 – 2004 Performance Rating Method
(PRM, Appendix G) comes under the purview of G2.4 Energy Rates.
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DESIGN REVIEWS
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Provide Input and Collaborate on Incorporating Energy Efficiency and
Sustainability Guidelines into OPR and BOD
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Document Coordination with LEED Credits
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Evaluate Designs and System Options with A/E Team to Attain Energy
Efficiency Goals
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Review A/E Energy Model to Assure it Meets Goals and Operational
Guidelines and verify with first year utility costs.
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Continue to Review Design for Opportunities for the Use of Alternative
Energy Sources and Water Use/Reuse Options
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DESIGN REVIEWS
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CX SPECIFICATIONS
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Cx Specifications are developed and incorporated into Contract
documents at early stage of design documents
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Cx Specifications evolve along with design documents through SD, DD,
CD phases
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Cx Process activities that address systems/assemblies include in DIV 01
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Cx Process activities that address equipment and components include in:
DIV 02 through 14 – Architectural
– DIV 21 through 28 – MEP
– DIV 40 through 48 – Process Equipment
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CX SPECIFICATION EXAMPLE
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TRAINING
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Identify the training requirements of the O+M personnel and occupants
Conduit training workshop
Systems
– Capabilities
– Number of training sessions
– Learning Objectives
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Specifically Address
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Emergency Procedures
Operations Instructions
Adjustment Instructions
Trouble shooting procedures
Maintenance/Inspection procedures
Repair procedures
Up-keep of systems manuals logs
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TRAINING
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Training Materials
Copy of training plan
– Systems manual
– Manufacturers
– Electronic Media etc. - Vendors training
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TRAINING EXAMPLES
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CX PLAN
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CX PLAN
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CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Cx
Authority
Contractor CM/GC and
Subs
Owner & O&M Staff
A/E
Cx Plan
Writes and manages the Cx
plan based on Cx
specification.
Reviews and comments
on plan for understanding
and scope issues.
Reviews and Accepts
Reviews and Comments
QuiCx
Provides Web-based Project
Delivery System for
Commissioning Data Storage.
Provide initial training and
support of the QuiCx PDS to
the Cx team for response to
design and submittal review
comments, completion of
PFC’s and response to open
issues.
The subcontractor will be
required to complete the
Cx records on-line by
entering the installation,
inspection, and
documentation data for
each Cx deliverable
directly into the QuiCx
PDS.
Utilizes QuiCx to verify
Cx status and
documentation meet
owner requirements
Utilizes QuiCx to reply
to construction
document review
questions, submittal or
test requirement issues
Reviews CxA and A/E
comments and review
selected submittals.
Reviews CxA comments
and responds with
concerns. Incorporates
approved CxA
comments with their
own and submits to
CM.
Construction
Submittals on
Commissioned
Equipment and
Assemblies
Reviews and comments on Cx
and O&M issues.
Subs provide, General
reviews for compliance
with specifications and
submits to O, A/E & CA
for review.
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CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Commissioning Authority
Pre Functional
Checklists
Develops or uses generic lists
and forms. Spot Check
selected items. Reviews
completed checklists.
Construction
Use and PFT
Start Up
Plan/Schedule
Start Up and
Vendor Provided
Start Up Forms
Construction
Observation
Contractor CM/GC and
Subcontractors
Owner & O&M Staff
A/E
Review for Scope issues.
Execute the Checklist.
May review with CxA.
Spot check selected
items. Reviews
completed checklists.
None
Reviews
Develops with input from
Subs
None
None
Witness selected start ups.
Reviews completed forms
Coordinates tasks and
schedules with
Subcontractors who
perform start up &
complete forms.
Observe selected start
ups.
May witness selected
start ups.
Some observation of critical
systems and issues
Observe to ensure
Subcontractors are
executing accepted
installation and start up
plans.
Periodic walk-through.
Report findings to CxA
Normal per contract.
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LESSONS LEARNED
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CxA not brought in early enough to provide input on design at the early
stages
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CxA did not participate in incorporating Cx requirements into Construction
Documents
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Owner should include requirements in the contract with the design team
to cooperate with the Commissioning Authority
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Make sure the BOD is created and documents how criteria in OPR is
implemented in the design
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The Commissioning plan should be incorporated in the design documents
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BENEFITS
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Early documentation of Cx requirements provides knowledge to all the
team members of the Cx process
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Incorporating these Cx requirements into the bid documents provides
contractors the opportunity to incorporate them into their scope
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Reduces added cost claims by contractors who want to say they did not
understand requirements
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Provides a basis for tracking design back to the OPR to eliminate scope
creep and to manage expectations by users and operations personnel
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CX PROCESS – CONSTRUCTION & ACCEPTANCE PHASE
Verify Submittals
Develop Test
Procedures
Verify Systems
Manual
 Develop & Utilize Construction Checklists
 Oversee & Documents Pre-Functional
Performance Testing
Verify Construction
Checklist
Completeness
Manage QuiCx
Project Delivery
System
Schedule Project
Deliverables
Direct & Verify
Tests
Document Pass/Fail
Update Issues Log
Resolve Issue
 Oversee & Documents Functional
Performance Testing
Training
 Hold Cx Team Meetings & Report Progress
 Complete Final Commissioning Report
 Coordinate & Approve Owner Training
 Turn Over QuiCx Commissioning Record for
Owner Approval
 System Performance Documented &
Accepted
 Compile Data for Systems Manual
Acceptance
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ROLE AFTER CONTRACTOR SELECTION
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Work with Contractor to Assure Understanding of All Commissioning
Requirements for projects
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Initiate Commissioning Kick Off Meeting for Contractor Team
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Provide Web Based Cx Documentation Process and Training for All Team
Members
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Develop Outline of Systems Manual Format
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Indicate Requirements of Contractor on Training and Review and Review of O+M
Requirements
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Provide Proactive Input to the Contractor for Scheduling Activities – Logic and
Duration of Commissioning Activities
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Provide Input to CM on Subcontractor Scope for Commissioning Requirements
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Work with Contractors on Development of Construction Checklists
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CRITICAL CONTROL POINTS DURING CONSTRUCTION
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Construction Cx Kickoff Meeting
Underground Utility Installation
Various System Testing Points
Wall and Ceiling Cover Up
System Installation and Start Up
Pre-functional Testing
Functional Performance Testing (Cx Ready)
Integrated Systems Test
Training
Substantial Completion
Owner Move In
Final Project Turnover
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CX SCHEDULING COORDINATION
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ROLE DURING SUBMITTAL PROCESS
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Perform Submittal Reviews on Systems to be Commissioned
Concurrent with A/E Reviews
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Our Review Comments go to the A/E for their Review and
Inclusion into their Review
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Collaboration with the Owner and A/E on any Suggestions on
Equipment Types and Manufacturers
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CONSTRUCTION COMMISSIONING PROCESS
Construction
Construction
Coordinate
Commissioning Phasing,
Submittal Review
Equipment Start Up
Verification Factor
Start Up Procedures
and Execution
Testing
Administer
Functional
Testing
Troubleshooting
Problem Solving
Assistance
Perform Jobsite Observations
Training
Post
Occupancy
Coordinate & Develop Training Plan
O & M Manuals, Electronic Submittals,
Equipment/System Operation and
Orientation.
Execute Training Plan
Mechanical, Electrical,
Plumbing, BAS, Fire,
Security
First Year Occupancy & Operation
Troubleshooting, Document Control,
Seasonal Testing
Verification
Energy Performance
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INTERACTION WITH CONTROLS CONTRACTOR
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Cx Team with Specific Controls Experience
Integration of different systems and different communication protocols
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Owners Advocate for Controls Coordination
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Provide Input and Systems Guidance to Controls Contractor
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Lead all Controls Integration and Controls Meetings
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Review contractor start up and verification of point to point
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Collaborate with Controls Contractor on Use and Applicability of Types,
Location and Set Point Criteria on Control Points and Sensors
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Sensor Placement and Installation
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Review and Participate in Point to Point Verification
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SYSTEM TEST PROCEDURES
CxA
Conducts Pre Test
Meeting with
Contractor
Contractor Review
and Submit
Modifications for
Review
CxA and Owner
Witness Approved
Test Procedures
Re-Test
CxA Provides
Templates for Testing
and Verification to
Contractor
Owner & CxA to
review and allow or
disallow
modifications
Contractor
Incorporates Test
Documentation in
Closeout Manual
Test Passed
Test Failed
CxA Creates
Deficiency Report
and Submits to
Contractor
Contractor Corrects
Deficiencies and
Records Corrective
Actions on
Deficiency Report
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OUR ROLE DURING FUNCTIONAL TESTING PHASE
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Provide Leadership in the Functional Testing Process
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Develop and Write Functional Tests - Will Perform Review Meetings with Project
Team Members for Comments and Product Final Version
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Review Test & Balance Plan and Final TAB Report. Provide Comments to the Plan
and Final Report.
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Document and Verify All Start Up Checklists and Pre-functional Tests Prior to FPT.
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Review Controls Contractor Programming and Loop Tuning
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Document and Verify All Sequences and Failure Scenarios are Performed and
Comply
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Provide Input for Any Testing Failure and Suggest Solutions in Collaboration with
Contractor
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Document Testing and Maintain Issues Logs and Monthly Status
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MONITORING THE PROCESS
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MONITORING THE PROCESS
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MONITORING THE PROCESS
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FINAL COMMISSIONING REPORT
Table of Contents
1. Executive Summary
2. Commissioning Overview, Approach, and Team Information
3. Commissioning Scope Information
4. Project Information- Overview and Systems
5. Results and Conclusions
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LESSONS LEARNED
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More involvement and team collaboration on start-up and pre-functional
testing
Allow proper time for commissioning before owner move in
Where project is tied to existing facility allow for testing and plan for
mitigating effects on existing systems
Capacity and condition of utility services to CHP facility must be anticipated
and designed to meet requirements of system at all loading conditions and
SOPs
Better understanding of the environmental and permitting requirements and
how they effect schedule, cost and testing sequences
More consistent and cooperative involvement by both design and
construction teams with systems testing
Pay attention to the details and be proactive
Get rid of negative attitude about commissioning
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BENEFITS
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Improved Success For Functional Tests due to more complete startup and
pre-functional test.
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More Cost effective and successful integrated testing without interruption of
the Facility at Move In.
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This will allow for more fully tested facility and an integration into the
existing facility
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Minimize permitting and regulatory issues and reduce time of design and
construction
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More integration testing with existing facility allows for a cohesive efficient
operation.
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CX PROCESS – OCCUPANCY & OPERATIONS PHASE
Substantial
Completion
Coordinate
Warranty Review
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Perform Deferred & Seasonal Testing
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Re-Inspect/Review Performance Before
End of Warranty Period
Direct & Verify
Seasonal Tests
Document Pass/Fail
Update Issues Log
Convene Lessons
Learned Workshop
Acceptance
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Resolve Issue
LESSONS LEARNED
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Systems should be exercised during various seasonal conditions to verify
efficient operation
Early review of Measurement and Verification measures to determine
building usage trends and energy consumption.
Re-Commissioning of Systems should be planned on appropriate
intervals
Handover and training meeting should be held to discuss any issues to be
aware of and special considerations on operations
Systems Manual review with team should be performed and not just a
handover of the documents.
Plan this handover process early, early and get it into the schedule
Consider FMS requirements and any contract company operators
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NEW METHODOLOGIES & TOOLS
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BIM
Mock-Ups
Web Based
Codes and Standards
Issues with LEED
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BIM – USE OF ELECTRONIC MODELING TECHNOLOGY
3D BIM / Revit Modeling
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Sectional Views
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“Fly-Thru” Views
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Clash Detection
Construction Team Input
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PRE FAB – OPPORTUNITIES FOR COMMISSIONING
Taking Advantage of BIM
• Pre
Fab Wall Sections
• Pre Install Fire Dampers
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PRE FAB – OPPORTUNITIES FOR COMMISSIONING
• Electrical Rooms
• Corridor Duct & Piping Sections
• VAV Box Bench Testing
• Plumbing Chases
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WEB BASED REPORTING SYSTEMS
iPads & Tablets transforming the way we work
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CCRD PARTNERS QUIC CX PROJECT DELIVERY
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TYPICAL AIRSIDE 1749 PIECES OF EQUIPMENT
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TYPICAL AHU GENERAL INFORMATION
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AHU SPECIFIC INFORMATION
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ELECTRICAL ATS EQUIPMENT LIST QTY 42
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EQUIPMENT TREE SYSTEM RELATIONSHIP
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GUIDELINES & STANDARDS
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WHAT IS COMMISSIONING? – NFPA 2012
9.3.3 Commissioning
9.3.3.1 Heating, cooling, ventilating, and process systems
serving spaces or providing health care functions covered
by this code shall be commissioned in accordance with
ASHRAE 90.1 Energy Standard for Buildings Except
Low-Rise Residential Buildings.
9.3.3.2 Commissioning shall follow ASHRAE Guideline 0, The
Commissioning Process, and ASHRAE Guideline 1.1
HVAC&R Technical Requirements for the Commissioning
Process, or any other publically reviewed document
acceptable to the authority having jurisdiction.
Source: NFPA, Health Care Facilities Code Handbook 2012
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FUTURE OF COMMISSIONING
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Paperless Commissioning
COBie Compliant data bases for FMS compatibility
Codified Requirements
• 2012 IBC – IECC Section C408 – Requires HVAC Cx on all systems greater than 40 tons
• 2012 NFPA 99 Healthcare
• 2012 NFPA 3 – Fire Sprinkler System Commissioning Guidelines
• Multiple City Energy Codes now require Commissioning on HVAC systems
3D Commissioning – Retro Commissioning
Measurement and Verification Protocols in accordance with the EVO
standards
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THE ISSUES WITH CX AND LEED
PROJECT PHASES
Cx Business Plan
THE COMMISSIONING PROCESS
ASHRAE GUIDELINE 0
ASHE
39 STEPS
45 STEPS
Introduce Cx to the C Suite
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Develop Cx Business Plan
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Develop Cx ROI
LEED
LEED
FUNDAMENTAL
10 STEPS
ENHANCED
10 STEPS
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Establish Cx Scope and Budget
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Selection of Cx Team
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Selection of Cx Authority
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Organize Pre-Design Conference
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Set Cx Process and Procedures
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Pre-Design/Design
Develop Cx Plan (Draft)
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Design
Develop and Review BOD
Perform Design Reviews at Phases of
Design
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Update Cx Plan
Develop Cx Process Specs for
Div 1 & Tech Sections
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Develop Draft Construction Checklists
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Pre-Design
Develop Systems Manual
Develop Functional Performance Test
Drafts
Review of Utilities Management
Plan(UMP)
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Develop Training Requirements
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Perform Cx focused design reviews
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Final acceptance of OPR and BOD
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Attend the Pre-Bid Process
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THE ISSUES WITH CX AND LEED
PROJECT PHASES
Construction
THE COMMISSIONING PROCESS
Conduct Cx Team Meetings
Update OPR and Cx Plans
Review and Verify Submittals with OPR
Schedule Cx Process Activities
Develop/Maintain Test and System Logs
Attend Periodic Site Visits
Construction/Operational
Transition
Review O&Ms
Witness Equipment and System
Start- Ups
Develop Functional Test Procedures
Witness and Document Tests
Facilitate Pressure Testing Including
Building Envelope
Verify Training and O&M programs for
Updates
Review TAB Report
Verify System Manual
Review Record Drawings
Develop and Provide Final Cx Report
Development/Review of Controls/Trending
Dashboard
Facilitate Fire & Smoke Damper
Inspections/Testing
Facilitate Development of Maintenance
Budget
Facilitate Completion of Statement of
Conditions (SOC)
Facilitate a CMMS Program for Asset
Management
ASHRAE GUIDELINE 0
39 STEPS
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS
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THE ISSUES WITH CX AND LEED
PROJECT PHASES
Post Occupancy/Warranty Period
THE COMMISSIONING PROCESS
Review Controls/Systems Trend Data
Measure and Verify Actual Energy
Performance
Complete Seasonal Testing
Participate in End of Warranty Review
(10 Months)
ASHRAE GUIDELINE 0
39 STEPS
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Re-Commissioning –
Continuous Commissioning
Verify Continuing O&M/Training
Perform re-commissioning on regular
basis to maintain energy efficiency and
to incorporate facility changes into
System manual
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Benchmark Energy Performance
Update and Finalize Cx Report
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS
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THE ISSUE
The USGBC has taken the recognized Cx Process as established and published by the
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BCA
AGC
ASHRAE
ASHE
GSA
and divided the process into what they deem “Fundamental” (only 10 steps of the
usual 39) which are “required” then choose another 10 steps (for a total of 20 out of
39) as an option.
They are sending the message that the established whole multi-step process
can be boiled down to just a few of the steps, and any remaining steps can
be purchased as extra “optional” steps
This is an established process that works best when it remains together
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IN OTHER WORDS
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LEED Fundamental does not equal industry recognized commissioning
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By only requiring LEED Fundamental, Owners are not reaping the full benefits of
commissioning
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Without design and submittal reviews, Owners are only getting acceptance testing NOT
Commissioning
Even LEED Enhanced does not provide full service commissioning
No Design Review
No Submittal Review
No Services Past FPT
Forced to accept what the designers and installers give them (Isn’t this where we came in?)
LEED is diluting the Commissioning Industry
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By contracting “Acceptance Testing” instead of “Commissioning” LEED is confusing the issue and
giving Owners a false sense of assurance
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THE IMPACT
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Owner’s unfamiliar with industry standards who contract for fundamental only
ARE NOT RECEIVING COMMISSIONING SERVICES! But they think they are.
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By dividing the Cx process and relegating critical steps to “Enhanced”, Owners
not familiar with Commissioning may think they can either do without, or these
are “extra” steps when they are in fact an integral part of the process!
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USGBC is misrepresenting the Cx Industry by splitting the Cx process, making part
required and part “additional.” When in fact this is one multi-step process that
has a logical order that builds on the previous step.
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USGBC is trying to amend this issue with their revised latest version of LEED
where they are adding requirements for energy performance measurement and
measurement & verification plans that would no longer be optional
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REASONS FOR COMMISSIONING
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CX PAYBACK METRICS
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CX ACTIVITIES
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COMMISSIONING IMPACTS
Number of Deficiencies Identified
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THE NET COST OF COMMISSIONING
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COMMISSIONING CAN BE PREVENTION
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Question
and
Answers
Where art meets engineering