Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Introduction to Commissioning and
Retro-Commissioning
Presented By:
Michael W. Hardy, PE, LEED® AP, CCP
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Key Learning Points
• Basics of Commissioning Process
• Lessons Learned
• Commissioning Saves Money!
• Retro-Commissioning Is Low
Hanging Fruit!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Agenda
• Definitions
• Commissioning (Cx)Process
• Lessons Learned
• Cx Cost and Benefits
• Retro-Cx Process
• Retro-Cx Cost and Benefits
Commissioning for Sustained
Building Performance
Confusion
• What is “Commissioning”?
• Am I Paying Twice?
• Re-, Retro-, Continuous-…?
• How does “Commissioning” Work?
• Who provides “Commissioning”?
Birmingham, AL
Marriott
9/29/11
Commissioning for Sustained
Building Performance
Overcoming Confusion
• Understand the Basics
• Detailed Planning
• Clear Terminology
• Process Definition
• Document Value
Birmingham, AL
Marriott
9/29/11
• Promote Success
Commissioning for Sustained
Building Performance
Definitions
• Commissioning (Cx)
• Commissioning Authority (CxA)
• Commissioning Team
• Owner’s Project Requirements (OPR)
• Basis of Design (BOD)
• Commissioning Plan
• Commissioning Specifications
• Commissioned Systems
• Re-Commissioning
• Retro-Commissioning (RCx)
Birmingham, AL
Marriott
9/29/11
• Continuous Commissioning®
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning (Cx)
• A systematic process to ensure building
systems perform according to the Owner's
Project Requirements.
• A collaborative team effort and that
begins in the pre-design phase and
continues through the post- occupancy
phase.
• A systematic process that enhances quality
control and adds value through optimized
building performance.
• ASHRAE Guideline 0-2005
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Authority (CxA)
A person (or firm) responsible for
executing commissioning services
– Leads the Commissioning effort
– Extension of owner resources
– Verifying achievement of the Owner’s
Project Requirements is primary role
– Potential Providers:
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Independent third-party
A/E firm
General contractor
Key sub-contractor
Owner's in-house personnel
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Team
A body of subject matter experts
who, through coordinated actions,
are responsible for carrying out the
Commissioning Process.
Typical members:
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Owner
CxA
Design Team
General Contractor
Key Sub-Contractors
Specialty Consultants
Commissioning for Sustained
Building Performance
Owner’s Project Requirements (OPR)
– Design Intent Document
– Document written by Owner and Cx Authority
– Details Owner’s expectations and goals for how
the building will operate
– Typically includes:
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Project goals
Performance criteria
Equipment and system preferences
Cost considerations
Benchmarks
Measures for success
– Basis of Commissioning effort
Birmingham, AL
Marriott
9/29/11
– Living document!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Basis of Design (BOD)
– Produced by the design team
– Design team response to the OPR
– Documents concepts, calculations,
and equipment selection
– ASHRAE Guideline 1.1-2007
– Technical document
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Plan
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Prepared by CxA
Detailed planning document
Organization of the Cx Team
Assigns member responsibilities
Schedule of Cx events
Allocation of Cx resources
Defines Cx documentation
Living document!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Specifications
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Design team responsibility
Developed in collaboration with CxA
Reviewed and approved by CxA
Part of the contract documents
Defines the Cx Team responsibilities
Defines Cx support activities
Clearly define owner training
requirements!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Re-Commissioning
• Existing buildings that were
originally commissioned
• Periodic recurring event
• Reapplies original commissioning
process
• Maintains optimal facility
performance
• Maintains compliance with
original OPR
• Readjusts operating parameters
to current occupancy and update
OPR
Commissioning for Sustained
Building Performance
Retro-Commissioning (RCx)
– Existing buildings that have never been
commissioned
– Multi-phase process (investigation and
implementation)
– Retro-Commissioning Plan directs activities
– Addresses facility operational problems
– Includes a review of original design intent
– Identifies changes in building use and occupancy
– Significant energy savings
Birmingham, AL
Marriott
9/29/11
– Low hanging fruit!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Continuous Commissioning®
– On-going commissioning
– Continuous or on-going
measurement of building
performance
– Scheduled Re-commissioning of the
building
– Typically implemented after Cx, RCx,
or Re-Commissioning
– Ensures continued optimal
performance
Commissioning
Commissioning for Sustained Building Performance
September 29, 2011
Marriott
Birmingham, AL
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Process
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Establish OPR
Establish BOD
Develop Cx Plan
Develop Cx Specs
Peer Review(s)
Submittal Review
Commissioning Issues Log
Pre-Functional Checklists
Functional Performance Testing
Review Maintenance Manuals
Operator Training
Commissioning Report
Seasonal Testing
Warranty Inspections
Continuous Commissioning
Commissioning Process
Owners Project
Requirements
Commissioning
Plan
Initial Design
Document
Review
Basis of
Design
Review
Commissioning
Kick-off
Meeting
PLANNING
Project Implementation
Pre-Functional
Testing
Cx
O&M Review
Report
Owner
Training
Construction
Checklists
Final Design
Start-up
Submittal
Document
Review
Functional
Review
Testing
Spec
Commissioning
Review
Kick-off
Meeting
DESIGN
CONSTRUCTION
Warranty
Review
Seasonal
Testing
PRE-OCCUPANCY POST-OCCUPANCY
Commissioning for Sustained
Building Performance
Source: Evan Mills, LBNL, 7/21/2009
Birmingham, AL
Marriott
9/29/11
Commissioning for Sustained
Building Performance
Establish Cx Scope
• Systems to be Commissioned
– Building Envelope
– HVAC and Controls
– Lighting Systems
– Electrical Systems
– Life Safety
– Security
– Domestic Water Heating
– Other Plumbing Systems
Birmingham, AL
Marriott
9/29/11
– Renewable Energy Systems
– Other Specialty Systems
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Peer Review
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BOD consistent with OPR
Design consistent with BOD
Can systems be commissioned
Review energy model
Identify energy efficiency opportunities
System access and maintainability
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Submittal Document Review
• Compliance with OPR, BOD,
and design documents
• Equipment efficiencies
• Equipment manufacturers
• Equipment warranties
• Physical dimensions
• Service clearances
• Can it be commissioned?
• Can it be maintained?
Commissioning for Sustained
Building Performance
Commissioning Issues Log
• Date Discovered
• Issue
• Plan of Action
• Responsible Party
• Date Resolved
• Not a punch list!
Birmingham, AL
Marriott
9/29/11
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Pre-Functional Checklists
• Specific to Each Item of
Equipment
• Do we have all the right
components?
• Is it installed correctly?
• Is it ready for functional
performance testing?
Commissioning for Sustained
Building Performance
Functional Performance Testing
• Specific to each System
• Evaluates system
integration
• Is it working properly
under normal and
design conditions?
• Is it working properly
under emergency
conditions?
• Is it working efficiently?
Birmingham, AL
Marriott
9/29/11
• Seasonal testing
Commissioning for Sustained
Building Performance
Operator Training
• Involve throughout
construction process
• Pre-Test
• Classroom Training
• “Hands-On” Training
• Post-Test
Birmingham, AL
Marriott
9/29/11
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Commissioning Report
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OPR
BOD
Cx Plan
Pre-Functional Inspections
Installer Test Results
Functional Performance Test Results
Operator Training Test Results
Open Issues
Commissioning Lessons
Learned
Commissioning for Sustained Building Performance
September 29, 2011
Marriott
Birmingham, AL
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Design Team Resistance
• CxA will “Dictate” Design
• CxA Will “Second Guess”
Design
• CxA Will Uncover Design
Team Mistakes
• CxA Will Increase Costs
Commissioning for Sustained
Building Performance
Overcoming Design Team Resistance
• Involve CxA Early in the Project
• Foster a Collaborative Work
Environment
• CxA Makes Suggestions and
Recommendations, Not Design
Changes
• CxA Discusses Peer Review
Comments with Design Team
Prior to Sending to Owner
• Effective Communication Skills
Birmingham, AL
Marriott
9/29/11
• Effective Team Building Skills
Commissioning for Sustained
Building Performance
Peer Review Is Not…
• A Contest Between CxA and the
Design Team
• Second Guessing
• Backseat Driving
• Value Engineering
• Life Cycle Cost Analysis
• Code Compliance Review
Birmingham, AL
Marriott
9/29/11
• Confrontational
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Contractor Resistance
• Cx Submittal Review
• Cx Process Hinders the
Construction Process
• Cx Process Increases
Contractor Costs
• Cx Will Identify
Contractor Mistakes
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Overcoming Contractor Resistance
• Cx Tasks Do Not Interfere with
Contractor’s Critical Path
• Cx Tasks Are Coordinated with
Contractor’s Schedule
• Cx Specifications Are Provided
to Contractor Prior to Pricing
• Cx Plan Eliminates Duplication
of Work
• CxA Discusses Issues Log
Directly with Contractor
• Limit or Reduce Contractor
warranty calls
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Owner Resistance
• Why should I pay extra for
something I have already
paid the design team and
contractor to do?
• Why fix something that is
not broken?
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Overcoming Owner Resistance
• Commissioning is NOT included in
traditional project delivery
• Separate and distinct from the Design
Team services
• Separate and distinct from TAB services
• Separate and distinct from Contractor
services
• Document value along the way
• Commissioning reduces capital costs
• Commissioning reduces operating costs
• Absent Commissioning, conventional
project delivery does not typically yield a
high performance buildings
• Promote success!
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Owner Resistance - Cost
• Cx Costs Too Much
• Cx Fees Reduce Funds Available for
Program Space
• Return On Investment?
Commissioning for Sustained
Building Performance
Typical Commissioning Cost
• Depends on Cx Scope
• Contributors to Higher Cost
– More Systems
– More Complexity
– Higher Levels of LEED Certification
– Team Experience
• 0.5% to 1.5% of Construction Costs
• 2.0% to 3.0% of System Costs
• $0.50 to $2.00 per square foot
Birmingham, AL
Marriott
9/29/11
Commissioning for Sustained
Building Performance
Typical Commissioning Cost
Birmingham, AL
Marriott
9/29/11
Source: Evan Mills, LBNL, 7/21/2009
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Reducing Cx Costs
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Look at Bundled Services Options
Combine TAB with Cx
Warranty Cost Savings
“Commissioning Team” Approach
Reduce Scope of Cx Effort
– HVAC
– Lighting
– Life Safety
Commissioning for Sustained
Building Performance
Birmingham, AL
Marriott
9/29/11
Initial Cost Savings
• Compliance with OPR
• Improved Quality Control
• Non-Energy Benefits
– Reduced Change Orders
– Accelerated or On-Time Schedule
– Reduced Warranty Call Backs
• Identify Potential Issues Early
• LBNL Study – Offsets 50% of Cx Cost
Commissioning for Sustained
Building Performance
INFLUENCE VS. EXPENDITURES
Major Influence
Rapidly Decreasing Influence
Low Influence
Large
High
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X
P
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D
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S
EXPENDITURES
INFLUENCE
Low
Birmingham, AL
Marriott
9/29/11
Schematic
Design
31
29
27
25
23
Construction
21
19
17
15
13
Construction
Documents
11
7
Design
Development
5
3
1
Planning /
Programming
9
Normal
Occupancy &
Close-Out
The ability to control cost on a project diminishes as the project moves from design through construction. Changes
should be made as early as possible during the process. Changes made during the design phase are easier to
implement than during the construction phase. This concept is summarized by these curves.
Commissioning for Sustained
Building Performance
Operational Cost Savings
• Improved Equipment Maintenance
• Increased Equipment Longevity
• Optimal Equipment Operation
• Trained Staffing
• Vested Staffing
• Improved Utility Rates
Birmingham, AL
Marriott
9/29/11
Illustrative Relationships between commissioning
and energy efficiency measures
Source: Evan Mills, LBNL, 7/21/2009
Commissioning for Sustained
Building Performance
Operational Cost Savings
Birmingham, AL
Marriott
9/29/11
Source: Evan Mills, LBNL, 7/21/2009
Commissioning for Sustained
Building Performance
Return on Investment
Birmingham, AL
Marriott
9/29/11
Source: Evan Mills, LBNL, 7/21/2009