SOLUTIONS
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Office and retail tenants get ready:
New energy code in effect now on buildings
throughout Illinois, and soon in Chicago,
affect tenant buildout projects as well as
new building construction.
In August 2012, the State of Illinois adopted
the 2012 International Energy Conservation
Code (2012 IECC), the third state to adopt
this latest version of the IECC. Changes
went into effect statewide on January 1,
and the City of Chicago is expected to
confirm its compliance with the state code
in the first half of 2013.
For Illinois tenants, this is the first time that
a space buildout project requires System
Commissioning of HVAC, Power, and
Lighting Control Systems as a requirement
of receiving and passing a final inspection.
What Is Commissioning?
Commissioning (Cx) is the process of verifying that mechanical and
electrical systems meet the design intent and performance levels of
the drawings and specifications. Commissioning begins during system
construction. The installing subcontractor fills out a pre-functional
checklist and initial start-up of equipment is performed prior to
Cx testing. The Commissioning Authority performs a functional test
on each piece of equipment, and then analyzes all the tests and
checklists to verify performance in compliance with the original
design intent.
The 2012 IECC mandated Cx is required to be performed by a Registered
Professional Engineer. Illinois requires Cx for projects resulting in at least
600,000 BTU/hr of heating capacity and 480,000 BTU/hr of cooling and
lighting capacity. Larger projects with complex mechanical and electrical
systems will also need an Integrated Systems Test.
What’s the Cost?
Commissioning adds cost – and in the wrong hands, it can delay
receipt of the Certificate of Completion. However, general contractors
with knowledge of mechanical, electrical and plumbing (MEP) systems
and the new energy codes will not have a problem budgeting and
scheduling activities.
Fundamental Cx is also a prerequisite for gaining LEED-CI certification,
and companies can gain LEED points for Enhanced Commissioning.
20 | ELEVATION
SOLUTIONS
BY THE NUMBERS |
A Cx process on a 20,000-square-foot
office buildout project could add almost
$1 per square foot. The U.S. Green Building
Council notes that Cx can improve energy
efficiency by 5 to 10 percent, so at least
part of the cost is repaid during the lease
term. Here’s how the costs break out:
General Contractor / Subcontractors
Cost / SF
Total Cost
Pre-Functional Checklist Completion
by Chris Tapas, P.E.
HVAC/Plumber
$
.05
$
1,000
Electrician
$
.05
$
1,000
HVAC/Plumber/TAB
$
.05
$
1,000
Electrician
$
.05
$
1,000
HVAC/TAB
$
.175
$
3,500
Electrician
$
.075
$
1,500
Start-up Documentation
How Can You Protect Your Project?
Contractors that are not aware of the new 2012 IECC Cx requirements
may not include the costs during the budgeting process.
If they don’t include the cost of commissioning in their proposals, their
bids will be low and the scheduled duration will be shorter than required
to complete the project to get a final Certificate of Occupancy Inspection.
The result is likely to be an unexpected cost, and possibly delayed delivery
of the space if the need for Cx is not anticipated in the planning phase.
A general contractor with an in-house MEP project manager will
be able to manage the commissioning process and navigate any
other issues created by the new IECC codes, saving money and
avoiding trouble.
Companies preparing for an interior buildout project should ensure
that the contractor knows how to apply the new code, identify
the potential cost impacts in the budgeting process and schedule
for the commissioning process. –
Functional Test Support
Commissioning Authority (CxA)
Dependent on VAV/FPB
density
Total Cx Budget Range
Cost /SF
Total Cost
$ .10 - .30
$ 2,000 - 6,000
$ 11,000 - 15,000
ASSUMPTIONS:
• Base Building Systems will not be part
of the commissioning exercise
• VAV / FPB (Variable Air Volume / Fan
Powered Box) Density:
• Open office VAV /FPB every 1500 SF
• Private office VAV / FPB every 500 SF
Chris Tapas is Senior MEP Project Manager at Skender Construction.
Tapas is responsible for the oversight of MEP preconstruction,
purchasing activities and provides commissioning support
on various projects.
ELEVATION | 21