Ron Major
Resource Conservation Manager
Building Commissioning
What will be covered?
Definitions of commissioning, retrocommissioning and re-commissioning
New building commissioning
Retro-Commissioning
What will be covered?
Commissioning and LEED
Commissioning and the Washington
Sustainable Schools Protocol
What is building commissioning?
ASHRAE definition; Commissioning
is the process of ensuring that
systems are designed, installed,
functionally tested, and capable of
being operated and maintained to
perform in conformity with the design
intent.
What is building commissioning?
Washington State Department of
General Administration’s definition;
Building Commissioning is a systematic
and documented process of ensuring that
the owner’s operational needs are met,
building systems perform efficiently, and
building operators are properly trained.
Definitions
Building commissioning typically
involves four distinct “phases” for new
construction.
Pre-design
Design
Construction
Warranty
Definitions
Re-commissioning; is applied to an
existing building that was originally
commissioned.
Retro-commissioning; is applied to
an existing building that was never
commissioned.
What is the goal of building
commissioning?
To deliver a facility that operates as it was
intended.
To provide a facility that meets the needs
of the building owner and occupants.
To provide appropriate training for facility
operators on the operation and
maintenance of the building systems.
When should the building
commissioning process start?
Building commissioning can be started
near the end of construction. (good)
Building commissioning can be started at
the start of construction. (better)
Building commissioning can be started
during schematic design. (best)
When should the building
commissioning process start?
Benefits of early involvement –
Design review.
Better building commissioning
specifications.
Clear building commissioning
expectations.
Better bids.
When should the building
commissioning process start?
Early involvement by the
commissioning agent may not carry a
cost premium. It will reduce project
design problems and will introduce
building commissioning expectations
early.
Develop building commissioning
scope of work
Before meeting with the
commissioning agent develop a
draft commissioning scope of
work.
Start by asking the facility owner
and operators what problems they
encountered on previous
construction projects.
Develop building commissioning
scope of work
Do not limit your commissioning
to just HVAC and controls.
Envelope, lighting controls,
security, lab spaces, medical gas
systems, and other complex
systems should be considered.
Develop building commissioning
scope of work
Then use the Commissioning Guidelines for
systems to be commissioned.
HVAC systems
Air distribution systems
Plumbing and piping systems
Heating and cooling plant equipment
Control systems
Electrical systems
Metering strategy and equipment
What should be budgeted for
building commissioning?
The following rules of thumb can help a
client budget for building commissioning
services.
$1.00 to $2.00 per square foot depending
on the complexity, size and location of the
building.
1.0 to 2.5% of the total construction cost.
Cost savings for building
commissioning
8% - 20% reduction in operating costs for
a building that is commissioned.
1.5 – 5.5 year simple payback on
commissioning.
Based on:
fewer change orders.
lower energy usage.
reduced operational problems.
What does building commissioning
involve?
Verifying and documenting building
systems’ performance through all phases
of a project from concept to occupancy.
Testing HVAC systems’ performance to
ensure that they meet the needs of the
building throughout the full range of
operating parameters that may be
encountered.
Expected Deliverables
1. Commissioning plan and schedule
detailing each step of the commissioning
process and each team member’s role and
responsibilities.
2. A diagnostic and functional test plan
detailing how each test will be
accomplished and noting expected
performance parameters.
Expected Deliverables
3. A list of findings and potential
improvements identified by the
commissioning provider for design
phase and construction phase
activities
4. A training plan recommending
specific topics and training schedules
Expected Deliverables
5. At the completion of the project, a
final commissioning report detailing
all of the commissioning provider’s
findings and recommendations
including copies of all functional
performance testing data.
Expected Deliverables
6. A systems concepts and operations
manual which gives a description of each
system with specific information about how
to optimally operate and control the
system during all modes of operation such
as during fire, power outage, shutdown,
etc., including special instructions for
energy efficient operation and
re-commissioning.
Expected Deliverables
7. Energy savings and
implementation cost estimates for
recommendations developed in the
process are also deliverables for
retro-commissioning projects.
Retro-commissioning
Is a systematic, documented process
that identifies low cost O&M
improvements in an existing building
and brings that building up to the
design intentions of its current usage.
What are the goals of
retro-commissioning?
To identify and fix existing problems, such as
indoor air quality.
To improve the energy efficiency of the building.
To provide a facility that meets the current needs
of the building owner and occupants.
To provide training for facility operators on the
operation and maintenance of the existing
building systems.
What is the cost of
retro-commissioning?
$0.40 to $1.20 per square foot depending on the
complexity, size, and location of the building.
 This includes the first phase and the second phase after corrections are
made.
General housekeeping done before
commissioning is started can help reduce costs.
Assigning maintenance staff to assist the
commissioning agent can also help reduce the
cost while providing a good training opportunity.
What does retro-commissioning
involve?
Verifying and documenting the existing
building systems’ performance.
Testing HVAC systems’ performance to
ensure that they meet the current needs.
Identifying and recommending solutions to
existing building problems.
When to retro-commission
If the building has never been commissioned.
If the original usage of the building has changed.
If the building is experiencing:
occupant comfort complaints.
indoor air quality problems.
higher energy costs.
numerous operation and maintenance problems.
Why use retro-commissioning?
Low first cost for the building owner. The
cost for the first phase is typically in the
$0.25 to $0.75 per square foot range.
The commissioning agent fully tests all of
the systems.
Simple repairs can be done during the
retro-commissioning investigation.
Why use retro-commissioning?
To make sure the equipment is operating
correctly.
To improve indoor air quality.
To reduce occupant complaints.
To increase occupant comfort.
To reduce energy and demand costs.
Why use retro-commissioning?
The commissioning agent can subcontract
and oversee the repairs.
The commissioning agent commissions
the repairs after the work is completed to
make sure the systems are working
correctly.
The retro-commissioning process is fully
documented.
Developing the retro-commissioning
scope of work
Ask the facility owner and operator what
problems they are encountering.
Interview building staff to find out what
problems they are experiencing.
Based upon what was learned, draft the
retro-commissioning scope of work before
meeting with the commissioning agent.
Cost savings for
retro-commissioning
5% - 20% reduction in annual operating
costs.
1.5 – 7.5 year simple payback is typical.
This is based on:
lower energy usage.
reduced operational problems.
improved occupant comfort.
Selecting the
right commissioning agent
It is important to select a
commissioning agent that has hands
on experience with controls and
HVAC systems.
It is important to select a
commissioning agent that has good
troubleshooting and problem solving
skills.
How Does Commissioning fit into
the LEED Version 2.2 Process?
There are two levels of building
commissioning for the LEED process.
The first is what is called Fundamental
Commissioning and it is a pre-requisite
requirement for all LEED projects.
The second is Enhanced
Commissioning and provides one point
under energy and atmosphere credit
number 3.
LEED V2.2 Pre-Requisite
Commissioning Requirements:
REQUIRED SYSTEMS: HVAC & controls,
lighting controls, domestic water heating
and any renewable energy systems
The project team must designate a
specific individual as the commissioning
authority (CA). This individual must be
qualified. Projects larger than 50K SF
project must be commissioned by a third
party
LEED V2.2 Pre-Requisite
Commissioning Requirements:
The owner shall develop and CA
shall review owner’s project
requirements (OPR) document.
The A/E shall develop and CA shall
review the basis of design (BOD)
documents for the commissioned
systems
LEED V2.2 Pre-Requisite
Commissioning Requirements:
The project documents must include
the commissioning requirements
(Specs)
A commissioning plan must be
developed and implemented
The CA must verify the installation
and functional performance of all
commissioned systems
LEED V2.2 Pre-Requisite
Commissioning Requirements:
The CA must complete a final
summary commissioning report
LEED Enhanced Commissioning
Requirements (EA Credit #3)
The CA must complete a review of
the construction documents at
approximately the 50% complete
stage
The CA must complete a review of
the contractors standard submittals
related to commissioned systems
LEED Enhanced Commissioning
Requirements (EA Credit #3)
The CA must verify all specified
training
The CA must develop a systems
manual for all commissioned systems
The CA must review operation and
performance of commissioned
systems with the owner within 10
months after substantial completion
Additional (Highly) Recommended
Commissioning Scope
The CA meets with the project team
to present preliminary Cx plan &
discuss Cx contract scope of work
and Cx related responsibilities of the
entire project team
The CA conducts a control systems
integration meeting
Additional (Highly) Recommended
Commissioning Scope
The CA conducts a pre-construction
commissioning coordination meeting with
the contractors
The CA makes periodic site visits during
construction to review installation and
witness contractor start-up routines
The CA conducts a “Lessons Learned”
meeting after all Cx is complete
Often Misunderstood LEED
Commissioning Requirements
Owners Project Requirement (OPR)
& Basis of Design (BOD)
BOD based on OPR
Prior to submittals for Fundamental
Commissioning
Prior to design submittal for Enhanced
Commissioning
Developing project onset maximizes
value
Often Misunderstood LEED
Commissioning Requirements
Design review intent and timing
Review as early as possible after
the design is fully developed and
documented, such that issues may
be resolved as early as possible
before the construction documents
are finalized.
Often Misunderstood LEED
Commissioning Requirements
Enhanced Commissioning Credit
Independent 3rd party requirement
# 2, Design Review
# 3, Contractor submittal review
# 6, Post Cx review
All other Enhanced & Prerequisite
requirements may be provided by an
individual employed by design or CM firm,
but not otherwise working on the project.
Commissioning and the Washington
Sustainable Schools Protocol
E4.0: Fundamental Commissioning: Required
 The design team and the school district shall comply with
completion requirements outlined in Section 1416 of
Washington’s NREC and WAC 180-27-080 regarding:
 Drawings
 Manuals
 System balancing
 Systems commissioning
 And in conformance with ESSB 5509, commissioning
shall be performed for projects over 5,000 s.f.
Commissioning and the Washington
Sustainable Schools Protocol
 E4.1: Additional Commissioning
 Conduct a commissioning design review of the Owner’s Project
Requirements (OPR), Basis of Design (BOD), and design
documents prior to mid-construction documents phase and backcheck the review comments in the subsequent design submission.
 Review contractor submittals applicable to systems being
commissioned for compliance with OPR and BOD. This review shall
be concurrent with A/E reviews and submitted to the design team
and the owner.
 Prepare a final commissioning report following the WSEC 2004 –
Building Commissioning Final Report Guidelines available from
NEEC and review with the school district, verifying that systems are
operational to the OPR and BOD and work is completed.
Commissioning and the Washington
Sustainable Schools Protocol
Verify functional and maintenance training of
O&M Staff, and verify that such training is
completed in the Final Commissioning Report.
Verify that training of building occupants
regarding optimal operation of commissioned
systems they interface with has been completed.
Assure through contractual arrangements
involvement by the CxA in reviewing building
operation after one academic year of building
use with O&M staff and occupants. Include a
plan for resolving outstanding commissioningrelated issues.
A properly commissioned facility
can result in
 Fewer change orders during the construction process
 Fewer call-backs for warranty work
 Long-term tenant satisfaction
 Lower energy bills
 Avoided equipment replacement costs
 Improved profit margin for building owners
 Properly trained operational staff
 Operations and Maintenance manuals are compiled
correctly
Building commissioning
resources
GA’s Building Commissioning
Program: www.ga.wa.gov/eas/bcx
Building Commissioning Association:
www.bcxa.org
Thank You
Ron Major
Department of General Administration
(360) 902-7197
rmajor@ga.wa.gov