BUILDING COMMISSIONING 101
David Overton
Presentation Provided by:
The Building Commissioning Association (BCA)
What is the BCA?
• The Building Commissioning Association is a nonprofit international organization formed in 1998,
made up of over 600 members. Members include Cx
providers, building owners, energy companies, facility
managers, architects, engineers and contractors.
• The BCA’s goal is to achieve the highest professional
standards for commissioning practice, while allowing
for the diverse and creative approaches to building
commissioning that benefit our profession and
clients. The BCA has established performance
standards for commissioning (Essential Attributes)
that all members have agreed to abide by when they
serve as Commissioning Authorities.
Understanding the Basic
Commissioning Process
What is Commissioning?
What is Building Commissioning?
“The Commissioning Process is a quality-oriented process for
achieving, verifying, and documenting that the performance of
facilities, systems, and assemblies meets defined objectives and
criteria.”
-- ASHRAE Guideline
0
• The process is performed specifically to ensure that
the finished facility operates in accordance with the
owner’s documented project requirements and the
construction documents.
• It begins in pre-design and continues through design,
construction, and occupancy of the facility.
Purpose of Building Commissioning
It is BCA’s premise that:
“ The basic purpose of building commissioning is to provide
a quality based process with documented confirmation
that building systems are planned, designed, installed,
tested, operated and maintained in compliance with the
Owner’s Project Requirements (OPR).
Commissioning of existing systems may require the
development of new functional criteria in order to
address the owner’s current systems performance
requirements.”
Why is Commissioning Needed?
Why do I need it?
• Verification of Owner’s Project
Requirements (OPR)
• Health, safety, and indoor air quality
• Peace of mind
• Energy conservation and performance
• Increased system complexity
• Comfort control
Don’t I already pay for that?
• Design Professional Agreement
– Doesn’t allow for “third set of eyes” from Cx
– Doesn’t allow for quality control beyond field
observations
– May not have the same level of field experience
• Construction Contract
– Cx requirements not specified
•
•
•
•
Doesn’t require formal Cx program
Doesn’t include performance criteria
Doesn’t include witnessed tests
Not a condition for final acceptance
Typical Project Team Configuration
Up to the Mid 1970’s
Mech Engineer
Elec. Engineer
Architect
General Contractor
Elec. Contractor
Mech. Contractor
Typical Project Team Configuration
After the Mid 1970’s
Mech Engineer
Elec. Engineer
Architect
General Contractor
Data/Security/Misc.
Fire Alarm
Gaps between disciplines resulting in:
• Poor coordination
• Lost details
• Costly change orders
• Delays in schedule
Fire Protection
Controls Contractor
Elec. Contractor
Mech. Contractor
“..yeah,
they’re
substantiall
y complete,
but…”
New Project Team Configuration
with Commissioning
Commissioning helps
fill the gaps in
coordination
Commissioning
encompasses “All”
How does Commissioning help?
• Sets clear measurable goals for
everyone
– Verifies owner’s requirements are being
met throughout the design and
construction phases
• Establishes accountability
– Changes the way people perform
– Allows designers and contractors to
measure success as well as deficiency
How does Commissioning help?
• Quality Process
– Prevents/resolves problems
– Designers focus on owner’s needs
•
•
•
•
Discover/correct design issues early in design
Improves specifications & design documents
Reduces RFI’s & change orders
Prioritize systems identified for early completion
How does Commissioning help?
• Contractors focus on quality work
– Improves submittal process
– Provides resource for MEP coordination prior to
construction
– Catch problems at the start of installation
– Test finished work to verify proper operability
– Interfaces builders with operators
– Timely delivery of Systems/O&M materials
– Creates team atmosphere and accountability
How does Commissioning help?
• Identifies issues & corrects deficiencies
– Failed equipment
– Improper installation
– Poorly tuned controls/improper sequences
– Design errors
How does Commissioning help?
• Improves
– Energy performance
– Comfort
– Air quality
– Occupant productivity
– Equipment life
– Maintainability
– Facility staff preparedness
The Commissioning Process
Approaches
• New Construction
– Pre-design through occupancy
• Existing Buildings
– Retro-Commissioning
• In existing, Un-Commissioned buildings
– Re-Commissioning
• In previously Commissioned buildings
Systems to be Commissioned
The scope of work is usually determined by the owner; however the
following systems/equipment are typically included:
• Mechanical Systems
–
–
–
–
HVAC (Heating, Ventilation, Air Conditioning, Ducting & Accessories)
Piping Systems (Pipe, Valves, instrumentation, etc.)
Plumbing (Piping and Fixtures)
DDC Controls (Software programming and Hardware)
• Electrical Systems
– Switchgear/Transformers
– Grounding/Bonding
– Lighting and lighting control
• Specialty Systems
–
–
–
–
Security and Fire Alarm Systems
Voice/Data Systems
Standby Power Systems
Building Envelope
The Commissioning Process
The Commissioning Process involves
steps that are integrated into every
phase of the project:
PRE-DESIGN
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
Commissioning is NOT just testing at the
end!
Commissioning: Pre-Design Phase
PRE-DESIGN
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
• Document/Review Owner’s Project
Requirements
• Scope & budget for commissioning
• Select Commissioning Authority
• Create Commissioning Plan
Commissioning: Design Phase
PRE-DESIGN
•
•
•
•
•
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
Document/Review Basis of Design
Refine scope of commissioning
Perform Design Review
Update Commissioning Plan
Include commissioning requirements in
construction documents
– Including pre-functional checklists and functional
performance test procedures
Commissioning:
Construction Phase
PRE-DESIGN
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
• Update Commissioning Plan & schedule
• Review Submittals against Cx Plan,
OPR, and BOD
• Review control sequences
• Update test procedures
• Document construction observations
• Develop Systems/O&M Manuals
Commissioning:
Construction Phase, cont.
PRE-DESIGN
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
• Training of O&M Personnel
• Functional Performance Testing (FPT)
• Documentation of deficiencies found
during FPT’s
• Deficiency correction and retesting
• Final Report
Commissioning:
Occupancy and Operations Phase
PRE-DESIGN
DESIGN
CONSTRUCTION
OCCUPANCY & OPS
• Assist with maintenance management
program
• Adjust for occupancy/warranty period
• Off-season testing
• Optional: Lessons-learned meeting
• Optional: Periodic re-commissioning
Fulfills LEED Certification Requirements
Energy and Atmosphere Prerequisite 1
Fundamental Commissioning of the Building Energy Systems
Requirements:
1.
Designate Commissioning Authority (CxA)
a.
b.
c.
d.
2.
3.
4.
5.
6.
CxA experienced in at least two building projects
CxA independent of project design and CM—may be part of same
company.
CxA reports directly to owner.
Small projects: acceptable to have CxA as part of design or
construction team
CxA reviews Owner’s Project Requirements and Basis of Design.
CxA incorporates Commissioning (Cmx) requirements into
Construction Documents
CxA develop and implement Cmx Plan
CxA verify the installation and performance of the systems to be Cmx.
CxA to complete a summary Cmx report
LEED template letter is provided stating items have been
completed.
Energy & Atmosphere Credit 3
Enhanced Commissioning
Requirements:
1.
Prior to start of Construction Document phase, designate
independent CxA.
a. CxA experienced in at least 2 building projects.
b. CxA shall be:
i. Independent of design and construction
ii. Not an employee of design firm—may be contracted
through them
iii. Not an employee of CM
iv. Can be a qualified employee or consultant of the
Owner
c.
CxA report directly to the Owner
d. Requirement has no deviation for project size.
Energy & Atmosphere Credit 3
Enhanced Commissioning
Requirements, continued:
2.
CxA conducts (minimum) one Cmx design review of OPR and BOD
and CD documents. Back-check the review comments.
3.
CxA review selected contractor submittals for compliance with the
OPR & BOD—concurrent with A/E reviews.
4.
CxA assists in the development of the system manual for operating
staff.
5.
CxA verify requirements for training operating personnel and building
occupants.
6.
CxA shall be involved with reviewing building operation within 10
months after substantial completion/with staff and occupants.
Include a plan for resolution of Cmx issues.
Costs of Commissioning
Estimated Commissioning Authority Costs to Owner for Construction and
Occupancy/Operation Phases:
Commissioned Systems
HVAC and Controls (a)
Electrical System (b)
electrical
HVAC, Controls and Light Electrical
Total Commissioning Cost
2.0 to 3.0% of mechanical
1.0 to 2.0% of
0.5 to 1.5% of construction
Sources:
(a) Wilkinson, R. (2000). Establishing Commissioning Fees, ASHRAE Journal 42
(4):41-47.
(b) PECI (2000). The National Conference on Building Commissioning
Proceedings, Portland Energy Conservation Inc. OR.
Printed in New Building Commissioning, 2003 ASHRAE Applications Handbook,
42.10
How The BCA Can Help
• Member Directory (website)
• Performance standards
– Essential attributes
– Elements of commissioning
• Owner & Provider Training
• Access to Qualified Providers
• Eastern Canada Chapter
• www.bcxa.ca
1400 SW 5th Avenue
Suite 700
Portland, OR 97201
Phone: 877-666-BCXA (2292)
E-mail: info@bcxa.org
Web:
www.bcxa.org