May 6, 2011
Steven M. Patterson, PE, CEM

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Commissioning
– A process to ensure a system works in accordance with design intent
– Different Sub-Types
2 2011 VEPGA Annual Meeting

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Building / Systems Works Properly!
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Energy Savings
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Reduced Maintenance Costs
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Extend Equipment Life
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Improved Space Comfort
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Building Certification
3 2011 VEPGA Annual Meeting

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Commissioning
– New Car (at the factory)
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Recommissioning
– Vintage Car Restoration
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Retrocommissioning
– First Time Doctor Visit (physical)
• Continuous Commissioning ™
– OnStar™ Vehicle Diagnostics System
4 2011 VEPGA Annual Meeting

Commissioning Type Most Applicable Scenario
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National Institute of Building Sciences / Whole Bldg Design Guide
Online Cx Document Generation/Mgmt Tool by Energy Design Resource
Portland Energy Conservation, Inc.
Existing Newer (<5yrs) Building /
Building Commissioning Association System
California Commissioning Collaborative
Association of America
AABC Commissioning Group (ACG) a subsidiary of Associated Air Balance Council (AABC)
™ New or Existing Building /
National Energy Management Institute / Testing Adjusting and Balancing Bureau
National Environmental Balancing Bureau V
System
5 2011 VEPGA Annual Meeting

• American Society of Heating, Refrigerating and Air-Conditioning Engineers,
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• Guidelines
• GL 0-2005 (Cx Process)
• GL 1.1-2007 (HVAC Cx Process)
Building Commissioning Association
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California Commissioning Collaborative
National Institute of Building Sciences (NIBS) / Whole Bldg Design Guide
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• Guidelines
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• GL 3-2006 (Exterior Enclosure) (AABC)
• GL 2, 4, 5, 6, 7, 8 (different building systems)
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National Environmental Balancing Bureau V
6 2011 VEPGA Annual Meeting

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1. Portland Energy Conservation, Inc. (PECI)
2. Building Commissioning Association (BCA)
American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc.
3. National Energy Management Institute / Testing Adjusting
National Institute of Building Sciences / Whole Bldg Design Guide and Balancing Bureau (TABB)
Online Cx Document Generation/Mgmt Tool by Energy Design Resource
Portland Energy Conservation, Inc.
4. National Environmental Balancing Bureau (NEBB)
Building Commissioning Association
California Commissioning Collaborative
Association of America
(AABC)
National Energy Management Institute / Testing Adjusting and Balancing Bureau
National Environmental Balancing Bureau V
7. American Commissioning Group (ACG) a subsidiary of
Associated Air Balance Council (AABC)
8. Association of Energy Engineers (AEE)
9. Online Cx Document Generation / Mgmt Tool by Energy
Design Resource (EDR)
7 2011 VEPGA Annual Meeting

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Definition – QA Process of documentation, testing, adjusting, verification and training to ensure completed building operates in accordance with requirements and construction documents.
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Applicable
– New Systems / Building
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Project Objectives
– Construct a building, Performance, Timeline, LEED
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Documentation
– Design docs
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The Team – Commissioning Agent is part of the TEAM
8 2011 VEPGA Annual Meeting

Process (ASHRAE)
1. Pre-Design
• Reqs, scope, budget
2. Design
• BOD, Des review
3. Construction
• Final plan, submittals, procedures
4. Acceptance
• O&M Manual review,
Training, Funct.
Testing, Deficiencies
5. Post-Acceptance
• Maint Mgmt, Off season testing
9 2011 VEPGA Annual Meeting

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Keys
– Expertise/Experience/Qual ifications
– Accurate Scope Definition
– Integral to project team
– Coordination among Team members
– Turnover – Docs, Training,
Equipment, Cx it !
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Cost – 0.5-0.75% of total Const Cost per RS Means
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How to Buy – Certified Commissioning Authority hired by Owner or GC
10 2011 VEPGA Annual Meeting

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Definition
– Systematic Process to Return Systems/Building to original design
Intent; (Intent – Retest Periodically)
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Applicable
– Existing Newer Building / System
• Project Objectives
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Documentation
– As-builts, Utility Bills, O&M
Documents, Previous
Commissioning Reports
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The Team
11 2011 VEPGA Annual Meeting

12 2011 VEPGA Annual Meeting

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How to Buy –
– Owner hires professional firm
– Can be stand-alone or part of turnkey improvement program
– Necessary to pursue prerequisites for LEED certif.
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Cost / Payback
– Varies greatly; Up to $0.20/sq.ft
– Payback is attractive depending on SOW!
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Keys
– Same as for Commissioning
– More open ended – focus on objective and plan
13 2011 VEPGA Annual Meeting

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– Systematic Process to Optimize Buildings’ Operation
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– Older Building / System
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– Verify that a facility and its systems meet the Current Facility
Requirements
– Improve building performance by saving energy and reducing operational costs
– Identify and resolve building system operation, control and maintenance problems
14 2011 VEPGA Annual Meeting

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Documentation
– As-builts, Utility Bills, O&M Documents
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Process (BCA)
15 2011 VEPGA Annual Meeting

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The Team – Maint Staff, Engineering, Leader
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How to Buy – Hire a professional firm
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Cost / Payback *
– Cost: $0.10 - $0.20/sq.ft.
– Payback: 1-3 years
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Keys
– Same as Commissioning & Recommissioning
* Source: A Retrocommissioning Guide for Building Owners by PECI
16 2011 VEPGA Annual Meeting

Most Frequently Implemented
Optimize airside economizer
Reduce equipment runtime
Reduce / reset DSP setpoint
Revise control sequence
Add / optimize SAT reset
Add VFD to pump
Reduce lighting schedule
Replace/repair/calibrate sensor
Top Savings/Sq.Ft.
Tune / Upgrade controls
Add / Optimize HWST reset
Relocate / shield temp sensor
Add / optimize boiler lockout
Add small A/C unit
Add VFD to chiller
Add / optimize chiller staging
Lower / reset VAV box flow
Optimize waterside economizer
Source: PECI
17 2011 VEPGA Annual Meeting

Most Frequently Implemented
Optimize airside economizer
Reduce equipment runtime
Reduce / reset DSP setpoint
Revise control sequence
Add / optimize SAT reset
Add VFD to pump
Reduce lighting schedule
Replace/repair/calibrate sensor
Top Savings/Sq.Ft.
Tune / Upgrade controls
Add / Optimize HWST reset
Relocate / shield temp sensor
Add / optimize boiler lockout
Add small A/C unit
Add VFD to chiller
Add / optimize chiller staging
Lower / reset VAV box flow
Optimize waterside economizer
Source: PECI
18 2011 VEPGA Annual Meeting

“Top 10” HVAC Opportunities
1. Verify lighting controls schedules/effectiveness
2. Terminal unit tune-ups – dampers & valves
3. Improve cooling tower sequencing/lower condenser water temps
4. Improve chiller sequencing
5. Return VFDs to variable speed operation
6. Optimize supply air static pressure set points
7. Ensure proper ventilation airflow rate
8. Optimize/restore economizer operation
9. Implement reset schedules to eliminate simultaneous heating and cooling
10. Turn off equipment when not needed (Scheduled S/S)
Source: EMC Engineers, Inc.
19 2011 VEPGA Annual Meeting

• Building Works Well…. TODAY!
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Entropy is not our Friend
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Definition
– Ongoing process to resolve oper problems, improve comfort, reduce energy using monitoring technology
– AKA: Monitoring Commissioning, On-Going
Commissioning
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Another Definition – using energy management systems + internet + computers + engineering expertise to monitor and operate the building to maintain peak performance
20 2011 VEPGA Annual Meeting

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• Initial audit to gather, archive and analyze data.
• System Connectivity
• Gather and archive data remotely on an continuous basis.
• Analytics are used to identify suspect building behavior.
• Advanced heuristics (using experience to learn) identify trends and deviations that humans can’t detect.
• Fieldwork to define and document suspect behavior, diagnose and correct deficiencies, and make improvements.
21 2011 VEPGA Annual Meeting

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Complex systems require 24/7 monitoring to ensure timely detection of and response to issues.
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Alarm Management
– Centralized Operations –expert source to collect and report critical alarms.
– Critical alarm history is archived.
– A notification service.
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Alarm Response
– Diagnosis of alarms and remote resolution
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Typical notification by e-mail, text message, or voice call.
– Intelligent mobilization of local resources. Local resources arrive with a probable diagnosis and recommended response – this yields lower repair costs and faster return to normal operations.
– A monitoring and digital response service combined with physical response.
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These yield energy savings in a few ways:
– Alarms based on energy usage can substantially impact demand charges
– Alarms based on equipment behavior can impact consumption charges
– Reviewing alarm history can provide clues to performance issues
22 2011 VEPGA Annual Meeting

Problem Recognition and Correction
Current Model:
Performance
Reports
Intelligent Services:
Spring PM
Energy Cost Avoidance
Problem Occurrence
Fall PM
Documented
Value
Immediate Recognition Enabling Fast Resolution
Time
Problem Occurrence
23 2011 VEPGA Annual Meeting

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The bulk of your energy conservation rests on four sensors:
– CO2 (Demand Control Ventilation)
– Enthalpy (OA temp and RH)
– Photocell (light/shade control)
– Rain (irrigation)
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The decisions made on the data from these sensors are then executed through switches or actuators
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Each of these components costs around $300, or about the same as 3000 kWh of electrical consumption.
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You likely bought these through a low bid process
24 2011 VEPGA Annual Meeting

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CO2 sensors typically have one, three, or five year calibration requirements (or nowadays, replacement)
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Humidity sensors are notoriously prone to drift
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Birds think photocells were specifically designed for them to foul
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Rain sensors are a favored home for spiders and dirt
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Actuators and dampers are moving parts
25 2011 VEPGA Annual Meeting

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Project is only as good as Project Documentation
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Request sample prior to hiring
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Request samples while working on a project
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Store the final documents carefully
26 2011 VEPGA Annual Meeting

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You have building improvement opportunities
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Technology and Processes NOW exist to help you
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Expertise to support your objectives exists
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Manage your Building Portfolio Wisely
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Set your Goals and Get Started!
27 2011 VEPGA Annual Meeting

Contact Information:
Steve Patterson
Boland Trane
30 W. Watkins Mill Road
Gaithersburg, MD
240-306-3250 phone steve.patterson@boland.com