Achieving Sustainable Built Environments:
Rating Systems and Role of Commissioning
Gerald J. Kettler, PE, CCP
Managing Principal
Facility Performance Associates
AIA Quality Assurance
Learning Objectives
1. Understand the basics of the Commissioning Process
according to ASHRAE Guideline 0-2005
2. Recognize that Commissioning is a Process and not
just a single event in application of Sustainable
Building Programs
3. Be able to apply the Commissioning Process for
Sustainable Buildings
4. Utilize the Commissioning Process for a specific
project
The Commissioning Process
as defined in ASHRAE Guideline 0-2005
Commissioning Process: A quality
focused process for enhancing the
delivery of a project. The process
focuses upon verifying and
documenting that the facility and all of
its systems and assemblies are
planned designed, installed, tested,
operated and maintained to meet the
Owner’s Project Requirements.
ASHRAE Guideline 0-2005 by Phase
• Pre-Design- Owner’s Project Requirements
(Design intent), Commissioning Plan, Scope
and Budget for Commissioning
• Design- Basis of Design, Plans and
Specifications, Commissioning Plan for
Specific Project, Training Requirements.
• Construction - Procedures, Submittals,
Verification, Functional Testing,
Documentation, Systems Manuals, Training
• Occupancy and Operations- Retesting,
Remodeling, Maintenance, Seasonal Testing
Commissioning Process Fundamentals
Activity
Deliverable
1. Owner Defined Responsibilities
↓
2. Decide Project Requirements
↓
3. Develop Commissioning Plan
↓
4 Design Approach to OPR
↓
5. Set Contractor Cx Requirements
↓
6. Cont. Doc. Verification to OPR
↓
7. Submittals Review
↓
Contract Requirements
Owner’s Project Requirements
Commissioning Plan
Basis of Design
Construction Documents
Cont. Doc. Verification Report
Submittal Review Report
Commissioning Process Fundamentals
Activity
Deliverable
8. Construction & Testing Verification Verification Checklists and
↓
Report
9. Performance Verification
Performance Verification Report
↓
10. Issues Resolution
Issue Logs
↓
11. Assemble Systems Manual
System Manuals
↓
12. Training
Training Plans and Records
↓
13. Commissioning Report
Commissioning Report
↓
14. Post Occupancy Operation Verification End of Warranty Cx Report
USGBC - LEED Program
• Organization = United States Green
Building Council
• Program = Leadership in Energy and
Environmental Design
◦ Building Design and Construction
◦ Core and Shell
◦ Interiors
◦ Existing Buildings
◦ Residential, Neighborhoods
• Updated Every 3 Years
LEED NC Program - 2009
•Sustainable Sites
•Water Efficiency
•Energy and Atmosphere
•Materials and Resources
•Indoor Environmental Quality
•Innovation
•Regional
Commissioning in NC LEED – Fundamental - 2009
• Appoint Commissioning Authority
• Owner’s Project Requirements and
Basis of Design
• Commissioning Requirements in
Construction Documents
• Develop Commissioning Plan
• Verification Installation and
Performance Testing, and
Documentation
• Provide Commissioning Report
Commissioning in NC LEED – Enhanced - 2009
• Independent Commissioning Authority
• Design Review @ Design Development
• Design Review @ Construction
Documents
• Review Selected Submittals
• Develop Systems Manuals including
Recommissioning Management Process
• Verify Training of Operating Personnel
• Post Occupancy 10 Month Review
LEED Commissioning Process
Total Building Commissioning Innovation Credit
• Coordinate Entire Green Building Team
• Building Thermal Envelope Design
Review
• Thermal Envelope Commissioning Plan
• Coordinated Documentation Plan
• Testing and Functional Performance of
Building Envelope and/or Mock-ups
• Conduct Field QA Inspections including
Corrections
• Final Report
Commissioning in LEED – Existing Building - 2009
No EBOM Required Commissioning or Provider
Requirements
Prerequisite Point EAp1 requires- Planning,
Documentation and Opportunity Assessment
EAc2.1 Investigation, Analysis and Commissioning
Plan or ASHRAE Level II Audit
EAc2.2 Implementation of the Commissioning Plan
EAc2.3 Performance Measurement and Metering
Commissioning in LEED – 2012
• Commissioning, Measurement and
Verification, and Metering move to a
new Section called “Performance”
• There will be three Prerequisites:
◦Water Metering and Reporting
◦ Building level Energy Metering
◦Fundamental Commissioning and
Verification
Commissioning in LEED – Prerequisite - 2012
•Commissioning is to verify that the project's
energy, water, and indoor air quality and the
exterior envelope assemblies and systems
are designed, installed, and calibrated to
perform to the Owner's Project
Requirements, basis of design and
construction documents. A commissioning
process must be incorporated into predesign, design, construction, and the first
year of occupancy.
Commissioning in LEED – Prerequisite - 2012
The process must verify that the project, it's
components, assemblies, and systems
comply with the documented OPR. The
owner must document and/or approve the
OPR that meets the requirements of Section
5.2.2.4 of ASHRAE Guideline 0, and
designate an individual as the CxA. The
design team must develop the Basis of
Design, participate in Commissioning
meetings and process.
Commissioning in LEED – Prerequisite - 2012
The CxA must lead and perform the
commissioning process requirements listed.
Commissioned systems include: HVAC,
lighting, domestic hot water, renewable
energy, roofing systems, thermal, air, and
vapor transmission properties of walls,
windows and doors, water monitoring and
measuring devices, and required plumbing
systems.
Commissioning in LEED – Enhanced - 2012
•The design team must provide an analysis of
building moisture and vapor transmission.
CxA shall develop an enhanced
commissioning process and implementation
plan, , develop design phase checklists,
perform multiple design reviews, develop
commissioning process issue tracking
means, estimate economic value for those
issues, review contractor submittals, verify
that training requirements are completed.
Commissioning in LEED – Enhanced - 2012
•Review building operations with O&M
staff at 10 month mark, develop, direct
and document building envelope
testing for moisture intrusion, develop
with building staff a lifetime on-going
commissioning program.
Commissioning in LEED – Enhanced - 2012
• In addition to systems included in
fundamental commissioning include:
subterranean water proofing and
penetrations, exterior wall assemblies,
above grade penetrations, storm water
control and removal, and associated
pumping systems
ANSI/ASHRAE/USGBC/IES
Standard 189.1-2009
Chapter 1. Purpose, 2. Scope, 3. Definitions,
4. Administration and Enforcement
5. Site Sustainability
6. Water Use Efficiency
7. Energy Efficiency
8. Indoor Environmental Quality
9. Building’s Impact on Atmosphere, Materials &
Resources
10.Construction and Operations Plans
11. Normative References
Appendixes A thru H
ANSI/ASHRAE/USGBC/IES
Standard 189.1-2009
• Acceptance Testing – All Buildings per
Accepted Engineering Standards and
Handbooks
• Before Building Permit: Designate Project
‘Acceptance Representative’ in Construction
Documents and Detail Tests to be Performed
• Before Building Occupancy: Verify Proper
Installation, Perform Acceptance Tests, Complete
Test Form with Signature and License Number of
Performing Party, Verify Systems Manual
• Systems Include: Mechanical, Lighting, Renewable
Energy, Energy and Water Measurement Devices
ANSI/ASHRAE/USGBC/IES
Standard 189.1-2009
Commissioning – All Buildings over 5,000 Sq. Ft.
• Prior to Building Permit: Designate Commissioning Authority,
Develop the ‘Owner’s Project Requirements’ and ‘Basis of
Design’, CxA to Review OPR and BOD, Include Commissioning
Requirements in the Specifications, Develop a Commissioning
Plan, CxA to Conduct two Plan Reviews.
• Prior to Building Occupancy: Verify installation and Performance
of Systems, Verify Systems Manuals, Verify Training of
Operators, Complete Commissioning Report
• During Post-Occupancy: Complete Commissioning for
Operations, Added Training, and Final Updated Commissioning
Report
• Systems Include: HVAC, Building Envelope Thermal, Moisture
and Pressurization, Lighting, Irrigation, Plumbing, Renewable
Energy, Water and Energy Measurement
IGCC – International Green Construction Code 2.0
CHAPTERS:
1: Administration
2: Definitions
3: Requirements determined by the jurisdiction and project
electives
4: Site development & land use
5: Materials resource efficiency
6: Energy conservation and efficiency
7: Water conservation and efficiency
IGCC – International Green Construction Code 2.0
CHAPTERS
8: Indoor environmental quality
9: Commissioning, Operation and Maintenance
10: Existing buildings
11: Existing building sites
12: Referenced standards
Appendices
A: Optional Ordinance
B: Greenhouse Gas Reductions in Existing Buildings
C: Sustainability Measures
D: Enforcement Procedures
IGCC – International Green Construction Code 2.0
Section 903 – Commissioning
•The Registered Design Professional in
Responsible Charge or Approved Agency
Shall Perform Commissioning during
Construction and After Occupancy per 903.1
•Approved Agency:
◦Qualified and Demonstrated Competence
◦Independence from Contractor
◦Adequate, Calibrated Equipment
◦Experienced, Educated Personnel
IGCC – International Green Construction Code 2.0
• Pre-Occupancy Report “Prior to the
issuance of a certificate of occupancy,
a final Commissioning Report shall be
submitted to and accepted by the code
official”
• Post-Occupancy Commissioning Report
shall be provided to the owner within
30 days after Certificate of Occupancy
IGCC – International Green Construction Code 2.0
• 903.1 Construction or
System Requiring
Verification
◦ Chapter 4
-Natural Resources
-Landscape Irrigation
-Topsoil and Vegetation
-Imported Soils
-Soil Restoration and Reuse
-Soil Percolation Test
-Stormwater Management
-Erosion and Sedimentation
-Hardscape and Shading
-Vegetative Roofs
-Site Lighting
◦ Chapter 5
-Sub-soil Drainage
-Foundation Damp proofing
-Flashings
-Exterior Wall Coverings
IGCC – International Green Construction Code 2.0
◦ Chapter 6 – Energy All
Buildings
-Energy ConsumptionMonitoring, Calibration
-Mechanical Systems All
Buildings – Air, Water and
Duct Systems, Systems
Manuals
◦ Chapter 6 – Energy All
Buildings over 5,000 Sq.Ft.
-Required by Plans and Specs
-Commissioning Plan
-Balance Air and Water
-Functional Performance
-Commissioning Report
-Acceptance of HVAC Systems
-Verification Report
-Systems Manual
◦ Chapter 6 – Lighting
-Auto Demand Reduction
-Plug Load Controls
-Connection of Appliances
-Specified Transformers
-Lamp Verification
-Ballast Verification
-Lighting Controls
IGCC – International Green Construction Code 2.0
◦ Chapter 7 – Water
-Rainwater System
-Gray water Systems
◦ Chapter 8 IEQ
-Access to AHUs
-Air Handler Filters
-Space Temperatures and
Humidity
-Air Quality and Pollutant
Control
-Fireplaces and Combustion
Appliances
-Radon Mitigation
-Sound Transmission
-HVAC Background Sound
-Mechanical and Emergency
Generator Equipment Located
Outside
Cal Green / Title 24
1.
2.
3.
4.
5.
6.
7.
Administration
Definitions
Green Building
Residential Mandatory Measures
Nonresidential Mandatory Measures
Referenced Organizations and Standards
Installer and Special Inspector
Qualifications
8. Compliance Forms and Worksheets
Appendixes – Voluntary Measures
Cal Green / Title 24
Building Commissioning - A systematic
quality assurance process that spans the
entire design and construction process,
including verifying and documenting that
building systems and components are
planned, designed, installed, tested,
operated and maintained to meet the
Owner’s Project Requirements.
Cal Green / Title 24
• 5.410.2 Commissioning required for buildings
over 10,000 Sq.Ft. by trained and
experienced personnel.
• Requirements include:
◦ Owner’s Project Requirements
◦ Basis of Design
◦ Cx Requirements in Construction Documents
◦ Commissioning Plan
◦ Functional Performance Testing
◦ Documentation and Training
◦ Commissioning Report
Green Globes
•Green Building Initiative Program
•Successor to BREEAM in UK.
•All voluntary points program. Number of
points determine number of Globes
earned.
•Commissioning not required but points
are awarded for a Commissioning Plan.
•Construction Commissioning is
mentioned as part of the verification
process.
CHPS – California High Performance Schools
•Similar Point System to LEED for
Schools with Easier Certification
•Requires Fundamental “Building
Systems Testing and Training”
•CxA in CHPS is called “Independent
Verification Service Provider”
•“Qualified District Official” can do Cx
•Training and Documentation must be
provided
CHPS – California High Performance Schools
•IPVSP or QDO must satisfy BCA
Essential Attributes and have Relevant
Experience
•Systems include HVAC, Controls,
Lighting and Domestic Water
•Enhanced Process (Points) includes:
Commissioning Plan, DID, BOD, Specs,
Verification, Functional Performance,
Training, Documentation and
Commissioning Report
Building Codes
•International Building Code - 2009 has
no Commissioning requirements but
includes Special Inspector
Requirements for Smoke Control
Systems in Section 909. Special
Inspector Qualifications include
Mechanical Engineering, Fire
Protection Engineering, and Test and
Balance Certification.
Building Codes
•International Mechanical Code – 2009
Section 513.3 refers to Commissioning
of Smoke Control Systems
Building Codes
•International Energy Conservation Code –
2009
• 5.3.2.9 HVAC System Completion- Prior to
Certificate of Occupancy, design
professional shall provide evidence of
system completion
• 503.2.9.1 Each supply air outlet and zone
terminal shall be equipped with means for air
balancing per IMC
• 503.2.9.2 Individual hydronic coils shall be
equipped with means for balancing
• 503.2.9.3 Construction documents shall
require O&M manuals
Building Codes
•International Energy Conservation Code – 2012
• C408 System Commissioning- Prior to Final
Inspection, registered design professional shall
provide evidence of system (HVAC and Lighting)
Commissioning and completion including:
• Commissioning Plan by RDP or Approved Agency
• Air Systems Balancing Report
• Hydronic Systems Balancing Report
• Functional Performance Testing
• Documentation – O&M
• Preliminary Commissioning Report with written Owner
Acceptance
• Final Commissioning Report whithin 90 days
ASHRAE Standards
•ASHRAE 55-2010, Thermal Environmental
Conditions for Human Occupancy
Chapter 6, Compliance and Chapter 7
Evaluation includes: Measurement,
Documentation and Validation Requirements
but does not address Commissioning
ASHRAE Standards
•ASHRAE 62-2010, Ventilation for
Acceptable Indoor Air Quality
Chapter 7 requires Air Balancing per
ASHRAE Standard 111 or equal, testing of
drain pans and OA dampers, and Systems
Manual information
Chapter 8, O&M requires and O&M manual,
operation per design, and maintenance of
ventilation system components
ASHRAE Standards
•ASHRAE 90.1- 2010
Paragraph 6.7.2.3 requires System
Balancing to accepted engineering
standards with written report
Paragraph 6.7.2.4 requires HVAC
control systems be tested. For
buildings > 50K SF HVAC
Commissioning is required by ASHRAE
Guideline 1-1996
AIA Quality Assurance
Portland Energy Conservation, Inc is a registered provider with The
American Institute of Architects Continuing Education Systems. Credit
earned on completion of this program will be reported to CES Records
for AIA members. Certificates of Completion for non-AIA members are
available on request.
This program is registered with the AIA/CES for continuing
professional education. As such, it does not include content that may
be deemed or construed to be an approval or endorsement by the AIA
of any material of construction or any method or manner of handling,
using, distributing, or dealing in any material or product. Questions
related to specific materials, methods, and services will be addressed
at the conclusion of this presentation.
Questions – Comments – Other Opinions
gjkettler@att.net
•
BREAK TIME
Present Commissioning Guidelines and Standards
•ASHRAE Guideline 0-2005,
The Commissioning Process
•ASHRAE Guideline 1.1-2007,
The HVAC Commissioning Process
•NIBS/ASHRAE Guideline 3, The Total
Building Commissioning Process
ASHRAE Guidelines and Standards
– Under Development
•ASHRAE Standard 202, The Commissioning Process
for Facilities and Systems
•ASHRAE Guideline 0.2, and 1.2, The Commissioning
Process for Existing Buildings
•ASHRAE Guideline 1.3, Training of Building Operators
during the Commissioning Process
•ASHRAE Guideline 1.4, Systems Manuals for the
Commissioning Process
•ASHRAE Guideline 1.5, Commissioning Smoke
Control Systems
Organizations with or developing
Commissioning Guides or Standards
Building Commissioning Association
AABC Commissioning Group (ACG Commissioning
Guideline)
National Environmental Balance Bureau (Procedural
Standards, Design Phase Handbook)
National Fire Protection Association (Standard 3, Fire
Systems Commissioning)
SMANCA (Commissioning Standard for Mech. Cont.)
ASTM (Commissioning Std for Building Shell–NIBS#3)
International Code Council (Commissioning Standard
and Certifications)
Illuminating Engineering Society (Lighting
Commissioning)
Panel Discussion
Problems, Opportunities
and Where Do We Go
from Here