What is
Building Commissioning?
Presented by: Mark Leafstedt, PE CxA
TestMarcx Commissioning Solutions
Nevada * Colorado * New Mexico * California * Washington * Arizona
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Is it DONE done?
The Final Walkthrough ?
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
What is
Commissioning (Cx)?
 Definition:
“A quality-focused process for enhancing the delivery
of a project. The process focuses on 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.” Draft ASHRAE Guideline 0-2000X, The Commissioning Process
What is a
Commissioning Authority
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Project Success Advocate
Problem Solver
Generalist not Specialist
Quality Process Focus
Develops Detailed Cx Plan
Skilled Communicator
Verifies & Documents
Facilitates Training
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
The PAST
The 70’s - Energy Crisis
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The PAST
The 80’s – Energy Analysis
 Variable Air Volume Standard
 Building Automation Systems &
Evolution Away from
Pneumatics
 Simple to Complex HVAC
Design to Maintain Comfort &
Reduce Energy
 Utility Company Demand Side
Management Programs
 Specialization & Division in
HVAC Knowledge
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The PAST
The 90’s – Energy Growth
 Increased Awareness of Need to
Verify
 Increased Facility Operator
Sophistication
 Increased Service Industry &
Reliance on Better HVAC
 Emergence of Commissioning
Industry
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The PRESENT
The 2000’s – Awareness
 Greening of America & World
 Leadership in Energy Efficient
Design
 Concern about Carbon Emissions
 Technology Advancements &
Energy Costs Creating Favorable
Alternate Energy Climate
 Major Growth of Cx
Industry
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
What is Cx NOT?
(but encompasses)
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NOT: Testing, adjusting and balancing (TAB)
NOT: Contractor’s startup
NOT: Engineer’s installation “observation”
NOT: Performance verification alone
NOT: Limited to HVAC systems or Controls systems
NOT: Routinely included in Professional Design
Consultant’s fees
NOT: MEP coordination (may assist)
DOES NOT: Have responsibility to direct or make
corrections to identified deficiencies
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
Objectives/Perspectives
 Owner
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Accept an optimized building
Minimized warranty issues
Minimized energy costs
Minimized O&M costs
Maximized functionality
Report on construction process
Building Performance Together
Objectives/Perspectives
 Design Team
 Constructed according
to design, no less
 Identify construction
issues early
 Independent
perspective on design
issues
 Extra set of observation
“eyes”
 Contracting Team
 Constructed according
to design, no more
 Identify design issues
early
 Independent
perspective on
construction issues
 Open the project on
schedule & in budget
 Minimized warranty
issues
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Objectives/Perspectives
 Cx Agent
Constructed according to design,
no more, no less
 Participate in a team environment
 Achieve success through the success of
others
 Identify functionality issues & resolve prior to
Owner acceptance
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Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
Commissioning Economics
 Function of Systems’ Complexity & Extent of
Services
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0.5 to 3% of Total Constructions Cost
1.5 to 4% of Mechanical System Cost
.5 to 3% of Electrical System Cost (Source:
Commercial Energy Systems)
Whole Building Commissioning: $0.5 to $1.50 Per
Square Foot
Operating Costs: 8 to 20% Below NonCommissioned Buildings (Source: Kennett, NIBS)
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
Impediments to Cx
 No perceived need
 Additional construction costs
 Perceived potential delays in construction
 Savings difficult to quantify
 Contractor resistance
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
Commissioning Process
Commissioning
Plan
Owners
Functional
Requirements
Design
Document
Reviews
Basis of
Design
Review
PLAN
DESIGN
Cx
Report and
Systems Manual
O & M Document
Review
Revised
Plan
Scoping
Meetings
PreFunctional
Checklist
PF
Functional
Testing
FPT
Start-up
CONSTRUCTION
Warranty
Review
O&M
Seasonal
Training
Testing
RCx
OCCUPANCY
Project Timeline
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Documentation
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Commissioning Team
Basis of Design
Design Intent
Overview of Cx
Procedures
 Pre-Functional
Checklists
 Functional Performance
Testing Scenarios
 Issues and Resolutions
Logs
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Pre-Functional Checkout
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Functional Performance Test
Building Performance Together
What is
Commissioning (Cx)?
 Definition
 Past & Present
 What is Cx NOT!
 Objectives
 Economics
 Impediments
 Process
 Case Studies
Building Performance Together
Case Study –
Hydronic Systems
 No HW pump check valves
 35% of HW valves leaking by
 Incorrect boiler pressure relief valves
 Incorrect boiler staging
 Reduced CHW variable speed pump setpt from 20#
to 12#
 Cooling Tower bypass valve sticking with both valves
closed.
 45% of CHW & HW valves not fully closing off.
 Primary & secondary chilled water flows unbalanced.
Building Performance Together
Case Study –
Hydronic Systems
 Main chilled water DP control valve failed
closed
 Steam condensate tank overflow discharges
directly to floor drain
 Condensate tank pumps level switches failed
 No condensate return unit for DHW
 HW system contaminated and strainers
plugged
 Thermometers not installed
 Thermometer ranges incorrect
Building Performance Together
Case Study –
Airside Systems
 Main fans ran with isolation damper closed in
bypass mode.
 Static pressure hi limits do not shut down fans
in bypass mode.
 Optimization programming modes failed
 Main relief fans capacities too small
 AHU control valve too small & does not meet
design temps.
 Rebalanced 80% of OSA intake volumes
 75% of MAU safeties not operating properly.
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Case Study –
Miscellaneous
 No interlock between main AHU’s and VAV terminals
 Poor resolution and inaccurate reading of VAV CFM
 No heat on VAV reheat coils from contamination.
 Fan coil units sizes too large
 Programming modes incorrect for VAV operation
 No fiber optic connection to main fire panel
 Problems w/ hot/neutral reversed on 120v power.
 Lighting system panel BMS circuits jumpered out and
graphics incorrect.
 Emergency Generator cannot meet design load
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References
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Associated Air Balance Council (AABC) & ACG (AABC Cx Group)
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Building Commissioning Association (BCA)
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www.nibs.org
Portland Energy Conservation Inc. (PECI)
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Us Dept of Energy – Rebuild America Guide Series
National Institute of Building Sciences
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Portland Energy Conservation, Inc. and Oak Ridge National Laboratory
eren.ed.ornl.gov/commercialproducts/retrocx.htm
Building Commissioning – The key to Quality Assurance
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www.ashrae.org
A Practical Guide for Commissioning Existing Buildings
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www.bcxa.org
American Society of Heating, Refrigerating, and Air Conditioning Engineers
(ASHRAE)
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www.aabchq.com; www.commissioning.org
www.peci.org
Rebuild America
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www.rebuild.gov/productservices/sc_bldgcomm.htm
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What is Building
Commissioning
Questions?
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