Commissioning Presentation
For
Society of American Military Engineers (SAME)
George Washington University Chapter
February 25, 2011
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Anthony Pellegrino, PE
My name is Anthony Pellegrino. I am a licensed
Professional Engineer with 17 years of experience in the
Design and Construction Industry.
I am a Senior Mechanical Engineer at URS and function
as a specialist at both Commissioning and Control
System Design.
I have been responsible for the development of
commissioning specifications and test plans; third party
reviews of mechanical, plumbing and electrical design;
and management of commissioning projects as a
Commissioning Agent.
I have also been responsible for witnessing and
documenting mechanical, plumbing and electrical
building commissioning activities as well as postconstruction troubleshooting
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Agenda
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Introduction to Commissioning
Building Systems which are Commissioned
Description of the Commissioning Process
Documentation used in the Commissioning Process
Conclusion
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What is Commissioning?
• The Process is based on the
ASHRAE Guidelines 0-2005
and 1-1996
• A Quality Based Method
adopted by the Owner to
achieve a successful
construction project.
• As Defined by ASHRAE
“Commissioning is a
systematic process of ensuring
that all building systems
perform interactively
according to the design
intent and the owner’s
operational needs.”
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What is the Purpose of
Commissioning?
• Serves as a means to provide documented confirmation that
the facility fulfills the requirements of the owner.
• To verify and document compliance with design criteria
throughout construction, start-up, and the initial period of
operation.
• To confirm that operating staff are trained and have the
necessary documentation to maintain the facility.
• It includes and coordinates the separate functions of
system documentation, equipment startup, control system
calibration, testing and balancing and performance testing.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
When is Commissioning
NOT Optional?
• Code requirements for all
new buildings over 50,000
SF (ASHRAE 90.1) require
HVAC systems be
commissioned.
• US Green Building Council
requires Fundamental
Commissioning as a prerequisite for LEED
Certification.
• Additional points can be
earned with Enhanced
Commissioning.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Who Should be Doing
Commissioning?
Ideally, Commissioning should be performed by an
Independent Company that has no affiliation with:
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Manufacturers of equipment or system components
Installing Contractors
Designers
Any other person or company which could affect the
ability of the Commissioning Agent to render an
Independent Commissioning Report
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What is a Commissioning Agent?
• The Commissioning company
will assign a Commissioning
Agent (CxA) to the project.
• The primary role of the CxA
is to develop, coordinate and
execute testing plans,
document performance and
confirm proper system
functionality.
• The CxA leads, plans,
schedules and coordinates
the Commissioning Team.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What is a Commissioning Team?
• The Commissioning
Team consists of
representatives from
the various parties
involved in the
construction effort.
• They are responsible
for implementing the
commissioning
process.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What Gets Commissioned???
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Heating Ventilation & Air
Conditioning (HVAC) Systems
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Air Handling Units
Roof Top Units
Fan Coil Units
VAV Boxes
Chillers
Boilers
Pumps
Exhaust Fans
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Plumbing
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Potable Hot Water
Domestic Hot Water
Sanitary Water
Storm Water
Water Softener
Toilets
Sinks
Urinals
Showers
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Electrical
• Transformers
• Switchgears
• Power Distribution
Units
• Motor Control Centers
• Engine Generators
• Breaker Panels
• Automatic Transfer
Switches
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Fire Protection
• Fire Pumps
• Wet Pipe Sprinkler
System
• Dry Pipes Sprinkler
System
• Pre-Action Sprinkler
System
• Kitchen Hood Fire
Suppression System
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Telecommunications
• Information
Technology Systems
• Telephone Systems
• Intranet
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Security
• Card Access Systems
• CCTV Systems
• Alarm Systems
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Building Envelope
• Doors
• Windows
• Building
Pressurization
• Exterior Walls
• Roof
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Specialty Equipment
Laboratory Fume Hood Laboratory Exhaust System
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Fire Alarm
Fire Alarm System Fire Alarm Control Panel
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Controls
Building Automation System Control Panel
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
The Commissioning Process
• The Commissioning Process is a QualityFocused Process for enhancing the delivery of a
project.
• The process focuses upon verifying and
documenting that the facility is planned,
designed, installed and tested to meet the design
intent.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Four Phases of Commissioning
The Commissioning
Process can be broken
down into four phases:
• Design Phase Activities
• Construction Phase
Activities
• Acceptance Phase
Activities
• Post Acceptance
Phase Activities
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Design Phase
During the Design Phase, the
CxA:
• Reviews the Owner’s
Project Requirements.
• Reviews the Design
Documents.
• Develops Commissioning
Specifications.
• Develops a Preliminary
Commissioning Plan.
• Conducts a Kickoff
Meeting.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Construction Phase
During the Construction Phase, the
CxA:
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Develops the final
Commissioning Plan.
Holds regular Commissioning
Meetings.
Incorporates Commissioning
milestones into the project
schedule.
Reviews modifications to the
Contract Documents.
Reviews approved submittals
for equipment being
Commissioned.
Develops the Construction
Verification Checklists (CVC).
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Construction Phase (Continued)
During the Construction Phase, the
CxA:
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Randomly visits the site to verify
installation of equipment.
Creates and Maintains a
Commissioning Issue Log.
Reviews CVCs startup checklists
completed by Contractor.
Develops Functional
Performance Tests (FPT).
Reviews Operation &
Maintenance Manual
Documentation.
Verifies adequate training is
provided by the Contractor.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Acceptance Phase
During the Acceptance Phase, the CxA:
• Witnesses initial Testing, Adjusting and Balancing (TAB) of
building systems.
• Directs and Witnesses FPTs performed by the Contractor.
• Documents the results of FPTs and notes all deficiencies
found.
• Directs and Witnesses re-testing of items that failed initial
testing.
• Maintains and Updates the Commissioning Issue Log.
• Works with the Contractor to resolve outstanding issues.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Post Acceptance Phase
During the Post Acceptance Phase, the CxA:
• Directs and witnesses off-season testing.
• Maintains and updates the Commissioning Issue
Log.
• Works with the contractor to resolve outstanding
issues.
• Conducts a final interview with the Owner.
• Writes the Final Commissioning Report.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Documents Used in the
Commissioning Process
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Design Intent Document
Construction Documents
Contract Documents
Commissioning Plan
Field Reports
Construction Verification Checklists (CVC)
Functional Performance Tests (FPT)
Commissioning Issue Log
Operation & Maintenance Manuals
Final Commissioning Report
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Design Intent Document
• Details the functional requirements of a project
and how it will be used.
• It includes project goals, performance criteria, cost
considerations, benchmarks and success
criteria.
• It is translated into the construction documents.
• It is the ultimate measure of the project’s
technical success.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Construction Documents:
• These include a range of documents that vary with the
Owner’s needs, regulations and laws.
• Includes specifications, drawings and general terms and
conditions of the contract.
Contract Documents:
• These include price agreements, construction management
process, subcontractor agreements and/or requirements,
requirements and procedures for submittals, changes, other
construction requirements, timeline for completion, and the
Construction Documents.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Commissioning Plan:
• A written plan of how the commissioning process will be
accomplished.
Field Reports:
• A document generated after each CxA site visit to record
commissioning related event.
Commissioning Issue Log:
• A formal vehicle to track commissioning issues, their status and
resolution.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of a Commissioning Plan
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of a Field Report
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of a Commissioning
Issue Log
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Construction Verification
Checklists (CVC)
• Activities that must be performed for the proper
storage, handling and installation of building
components.
• CVC’s must be completed by the Contractor prior
to Functional Performance Testing.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of a Construction
Verification Checklist (CVC)
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Functional Performance Testing
(FPT)
• A procedure designed to verify the functional performance
of equipment or systems under a full range of operating
conditions and loads, as specified by the contract documents.
• Each test is a written protocol that defines methods,
personnel, and expectations for tests conducted on
components, equipment, assemblies, systems, and interfaces
among systems.
• The Contractor performs the FPT’s and provides necessary
test equipment to complete the tests.
• The CxA directs, witnesses, and documents the FPT’s.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of Functional
Performance Tests (FPT)
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of Functional
Performance Tests (FPT) (Cont.)
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of Functional
Performance Tests (FPT) (Cont.)
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Operation & Maintenance Manuals
• Provided by Contractor at the completion of the
project.
• Describes the as-built conditions.
• Describes how systems operate.
• Includes information on products concerning repair
and replacement.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Final Commissioning Report
• Documents the Activities which occurred during
the Building Commissioning Process.
• Provides the Final Results of the overall Building
Commissioning Effort.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
Example of a Final
Commissioning Report
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
And FINALLY….
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
What are the Benefits of
Commissioning?
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A fully Functional System that
minimizes the number of occupant
complaints.
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A fine-tuned system improves the
economy of operation.
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Knowledge and Resources are
available to maintain systems as they
were originally intended.
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Reduces the number of problems upon
initial occupancy.
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Improves the reliability of building
systems.
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Saves money through more efficient
operation of building systems.
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
QUESTIONS?
Q&A
TIME
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION
THANK YOU!
INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION