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5/12/2014
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PULLING IT ALL TOGETHER:
May 9, 2014
COMMISSIONING THE
BUILDING ENVELOPE
David Kayll, FMA, P.Eng.Principal, Building Science Specialist
MORRISON HERSHFIELD, Ottawa
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What is
Commissioning?
Some definitions:
� Cx = Commissioning
� BECx = Building Envelope/Enclosure
Commissioning
� CxA = Commissioning Authority
� Cx Agent = Contractor’s
Commissioning Agent / Coordinator
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What is
Commissioning?
“The Commissioning Process is a quality-focused
process for achieving, verifying, and documenting that
the performance of facilities, systems, and assemblies
meets defined objectives and criteria.”
Source: ASHRAE Guideline 0-2005, The Commissioning Process.
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What is
Commissioning?
Simply7
Set goals, check goals, meet goals
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Modern Cx is based upon7
• 1984: ASHRAE forms a committee on Cx for HVAC
• 1989: ASHRAE Guideline 1: HVAC Commissioning
• 1994: PWGSC publishes a project Cx manual
• 1998: NIBS begins “Whole Bldg Commissioning”
• 2005: ASHRAE Guideline 0: The Commissioning Process
• 2006: NIBS Guideline 3 - Exterior Enclosure Technical
Requirements for the Commissioning Process
• 2011: CSA Guideline Z320-11 – Building Commissioning (Whole-Building)
• 2012: NIBS / GSA Airtightness Requirements
• 2012: NIBS Guideline 3-2012: Building Enclosure
Commissioning Process
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Whole-Building Cx Process
ASHRAEGuideline 1-2007,
HVAC&R
Technical Requirements for
the Cx Process
NIBSGuideline 3-2012,
Exterior Enclosure Technical
Requirements for the Cx
Process
Guidelines2-200X and 4-200X through 14-200X, Technical Cx guidelines
dealing with structure,
electrical, lighting, interiors,
plumbing, etc.
Source: NIBS Guideline 3-2006, Exterior Enclosure Technical Requirements for the Cx Process.
ASHRAE Guideline 0-2005, The Commissioning ProcessUsed as the foundation for Cx process
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Whole-Building Cx Process
ASHRAEGuideline 1-2007,
HVAC&R
Technical Requirements for
the Cx Process
NIBSGuideline 3-2012,
Exterior Enclosure Technical
Requirements for the Cx
Process
Guidelines2-200X and 4-200X through 14-200X, Technical Cx guidelines
dealing with structure,
electrical, lighting, interiors,
plumbing, etc.
Source: NIBS Guideline 3-2006, Exterior Enclosure Technical Requirements for the Cx Process.
ASHRAE Guideline 0-2005, The Commissioning ProcessUsed as the foundation for Cx process
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NIBS Guideline 3
• Guideline 3 is a big document
of what can be done
• Covers wide range of tasks
• Includes lots of supporting
documentation and sample
formats
“The commissioning objectives
… can vary tremendously…”
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NIBS Guideline 3
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NIBS Guideline 3
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NIBS Guideline 3
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“The commissioning objectives
7 can vary tremendously7”
Do you have to do it all??
Historical Assemblies(Mass masonry)
New to market
Unique and Untested
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The Cx Process Timeline
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A Cx Process
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How is BECx Different?
Follow the same steps as Cx but:
• Systems are different
• More passive than active
• More often “site-built” assemblies 7
• 7 Often in problematic weather
• Multiple manufacturers and trades at one location
• Building Science is the blend of Architecture with
Mechanical and Materials Engineering
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The BECx Process
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Step 2: Owners Project
Requirements
Owner’s Vision:
� Quality / Aesthetics
� Durability / Service life
� Use / Expansion
� Form / Shape / adaptability
� Energy (code to regenerative)
� Impact on Occupant Health
� 7 other
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Step 2: Owners Project
Requirements
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Step 4: Overall Cx Plan
Purpose includes:
� Establish team & expertise
� Align goals
� Define roles &
responsibilities
(including BECx)
� Plan for success
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Step 4: BECx Plan
Input to Main Cx Plan:
� Issues specific to Building Envelope as they
relate to the overall Cx Plan structure
� OPR’s
� Design reviews
� Installation and Perf Verification
� BECx forms
� Close-out documentation
� Warranty Period services
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Step 3: Review of BoD
Initial Design Review:
� Review of Basis of Design (Schematic Concepts)
� Identify issues related to compliance with OPR’s
� Reviews should include (as minimum) management of:
− Air leakage
− Vapor diffusion
− Heat transfer
− Water penetration
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Step 3: Review of BoD
Design Reviews may include:
� References to practice guides or
design reference documents
� Marked-up drawings & specs
� Letter report(s)
� Meeting minutes
� Review of similar buildings
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Step 3: Review of BoD
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Step 5: Cx Specs
Incorporate BECx items into overall Cx
Specs:
� Testing requirements (manufacturer or on-
site)
� Shop drawing submittal requirements
� Material submittal requirements
� Mandatory Mock-ups
� Mandatory Manufacturer’s site visit,
testing and reporting
� Sample removals/renewals
� Pre-installation Meetings
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Step 6: Review Construction
Documents
Review Design Drawings and
Specifications:
� Identify that issues raised during Step 3
(Review of BoD) have been addressed
� Detailing issues
� Material compatibility issues
� Reviews should include (as minimum)
management of:
− Air leakage
− Vapor diffusion
− Heat transfer
− Water penetration
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The BECx Process
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Start with the Commissioning
Start-Up Meeting
As part of main Cx Meeting or Separate:
� Transfer design information to contractor and
trades
� Review BECx Process, Plan, and Forms
� Establish roles during construction
− BECx Authority vs. BECx Agent
� Establish Quality Control and Quality
Assurance activities
� Determine mock-up locations
� Determine testing date
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Step 7: Review of Contractor
Submittals
Review of:
� BE Shop Drawings
� Material Data Sheets
� Requests for Alternative s
� Cx Schedule
Review needs to focus on
OPR’s and General
Conformance with Design
Documents
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Step 8: Installation &
Performance Verification
Two Steps:
1. Installation Verification
− Systems are being installed as required
− Mock-ups
− Field Review
2. Performance Verification
− Systems Performing as needed
− Testing
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Mock-ups
Key for all projects:
� Sub-contractor’s workmanship & quality
control
� Potential transition issues
� Contractor’s Quality Assurance activities
� Architect’s or BEP’s Quality Review
activities
� Expected Quality of installation
(assists in finalizing the PSLs)
� Clarifying roles and responsibilities of all
team members
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Field Review
� Assess installation quality
control
� Address “one-off” details
� Quality assurance activities are
documented.
� Frequency is dependent on team
make-up and requirements
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Testing
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Testing
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Get ready for thisD
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Paperwork
Building Envelope - Commissioning Checklists?
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Paperwork
� Document what’s reasonable
− Meaning: commission the intent and the ability
− Educate those involved
� Utilize the building envelope site reviews
− Identify and record deficiencies
(photos / videos)
− Construction Progress
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Paperwork
� Examples
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The BECx Process
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Steps 9, 10, and 11: O&M
Manual, Training, Cx Report
O&M Manual:
� Contractor submitted manufacturer product info.
� Or formal BE Maintenance Manual
Operator Training:
� Confirmation of Building Operator training on systems
� Not common on BE systems (passive in nature)
Commissioning Report:
� BE contribution to main CxA report
� Collection of Design Review, Mock-up, Field Review,
and Testing Reports as appendixes to Cx Report
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Step 12: Post-Occupancy
Conduct Warranty-stage review of BE:
� Review conditions
� Interview building facility managers / staff
� Review any noted issues
� May require field investigation of some issues
� Coordinate with Design Team, Contractor, CxA
� Report to supplement Cx Report
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Applicable Building Types?
Plaza 2006 Brock University
St. John’s Long term Care, NL
Ottawa Archives & Library
Collaborative Life Science, Portland, OR
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Collaborative Life Sciences
Building, Portland, OR
Case Study
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Collaborative Life Sciences
Building, Portland, OR
Oregon University System /
Oregon Health & Sciences University:
� Owner: OSU/ OHSU/ OUS/ PSU
� Owner’s Rep: DayCPM
� Arch: SERA Architects/CO Architects
� GC: JE Dunn Construction
� Size: 650,000 sq. ft
� Project Value: $211M (GMP)
� Target: LEED Platinum NC
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Collaborative Life Sciences
Building, Portland, OR
The MH Role on Project:
� BECx to provide technical feedback, review and
keep the ownership group informed whether the
design meets the OPRs.
Sounds easy,
right?
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Collaborative Life Sciences
Building, Portland, OR
Curtain Wall:
� Verify compliance with OPRs
& BOD
� Design Review
� Review submittals and shop
drawings
� Mock-up review/testing.
� Visit fabrication shop
� Site visits
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Collaborative Life Sciences
Building, Portland, OR
Opaque Wall / Metal Panels:
� Verify OPRs & BOD compliance
� Design Review
� Review submittals and shop
drawings
� Mock-up review / testing
� Pre-construction meetings
� Review on-site panel fabrication
� Review on site installation of WRB
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Collaborative Life Sciences
Building, Portland, OR
Opaque Wall Assembly:
� Steel stud
� Self-adhered, vapor impermeable
WRB
� Mineral wool insulation
� Fiberglass clips with z-girts
� Water shedding membrane
� Perforated metal panel
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Collaborative Life Sciences
Building, Portland, OR
Challenges:
� OPR completed in CD phase;
largely based on earlier meetings
with Owner and Design Team.
� Our involvement began in CD
phase
� End-user contact
� Role definitions – especially for
technical solutions
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Collaborative Life Sciences
Building, Portland, OR
Challenges:
� Design refinements
� Energy efficiency vs.
condensation potential
� Thermal modeling to quantify
assembly performance
� Reduced cost through modeling to
refine design
� Amount of Documentation needed
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Collaborative Life Sciences
Building, Portland, OR
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Collaborative Life Sciences
Building, Portland, OR
VE Process:
� Some involvement in VE process related
to envelope issues
� Review of VE changes to see if systems
still in accordance with OPRs
� Some decisions will require
revisions to OPRs
That’s OK
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Collaborative Life Sciences
Building, Portland, OR
Mock-up Testing:
� Water, nozzle test
� Water spray rack / chamber test
� Air testing, glazing unit
� Air testing, assembly
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Collaborative Life Sciences
Building, Portland, OR
Documentation:
� Base Assumptions for BE Cx coupled
with Budget vs. Perceived Value
� GC complete one (large) checklist
(team decision)
� GC hosted Sharepoint site = single
point for updating forms + auto-
reminders
� Getting completed documentation was
a challenge
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Collaborative Life Sciences
Building, Portland, OR
Performance Testing Challenges:
� Testing by others resulted in coordination issues (dates/times);
effort needed to coordinate testing and witnessing.
� Limitations to access (crowded site, other construction activities,
access to power/water, etc.) so coordination of testing locations
critical
� Project goal was to test vapour performance as well as air, water,
and thermal performance. Determining suitable method to test
field installed vapour barrier was a challenge
� Disagreements on value of infrared thermography to test / verify
the thermal layer performance
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Collaborative Life Sciences
Building, Portland, OR
Lesson Learned:
� Earlier involvement of the BE CxA is critical (before design starts)
� Clear definitions of role and responsibilities
� Draw the link between OPRs and consequences for end user
� Planning documentation with O/A/C team will help ‘buy-in’ from all
parties and streamline the process
� Complete BECx Plan prior to retention of Contractor. Include in
the specifications (becomes contract document).
� Coordinate level of BECx service with Owner’s expectations, and
Owner’s budget. Determine best “bang for the buck”
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Evolution of Buildings:
� Buildings getting taller
� Construction getting
faster
� Materials advancing
� Climate is changing
The Future of BECx7
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The Future of BECx7
Control of Heat Flow:
� Thermally Broken
Cantilevered Balconies
� Thermally broken
cladding attachment
� Vacuum Insulated Panels
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The Future of BECx7
Advanced Glazing:
� Triple Glazed Curtain wall
assemblies
� Vacuum Insulated Glass
� Exterior shading devices
� Smart glass
− Electrochromic glass
− Refractive light
− Integrated PV / Shading
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The Future of BECx7
Earlier Integration of BECx:
� Beyond mark-ups and
editing specs
� Concept design
� Performance goal setting
� Modeling:
− 3D Component Modeling
− Whole Envelope Effective U-
value Analysis
− Material analysis:
• Lifecycle analysis (LCA)
• Durability analysis
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The Future of BECx7
LEED ver 4:
� Fundamental Commissioning
− Requirements for exterior enclosures are limited to inclusion in the owner’s project requirements (OPR) and basis of design (BOD), as well as the review of the OPR, BOD and project design.
− NIBS Guideline 3-2012 for Exterior Enclosures provides additional guidance.
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The Future of BECx7
LEED ver 4:
� Enhanced Commissioning (4+2 credits)
− Option 2. Envelope commissioning (2 points)
− Fulfill the requirements in EA Prerequisite Fundamental Commissioning and Verification as they apply to the building’s thermal envelope in addition to mechanical and electrical systems and assemblies.
− Complete the following commissioning process (CxP) activities for the building’s thermal envelope in accordance with ASHRAE Guideline 0–2005 and the National Institute of Building Sciences (NIBS) Guideline 3–2012
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Summary
Simply
Set goals, check goals, meet goals
Owner’s Project Requirements –
What does the client want?
“The commissioning objectives
… can vary tremendously…”
Timing is critical
Design it right,
test to check
QUESTIONS?QUESTIONS?QUESTIONS?QUESTIONS?