acg cxa workshop webinar facility commissioning group aabc commissioning group - cxa workshop las...

ACG CxA WORKSHOP WEBINAR Facility Commissioning Group

AABC Commissioning Group - CxA Workshop

Las Vegas, Nevada – MGM Grand

April 22, 2008

Jim Magee, CxAAABC Commissioning Group, President

Facility Commissioning Group, President


OverviewOverview Cx AdvocacyCx Advocacy

Cx ProcessCx Process

Cx Team Roles and ResponsibilitiesCx Team Roles and Responsibilities

Guidelines, Certifications, and Guidelines, Certifications, and AssociationsAssociations

DiscussionDiscussion


CommissioningCommissioning AdvocacyAdvocacy


Why Commission?Why Commission?

Better Buildings

Building owners are finding that the energy, water, and productivity savings achieved by commissioned buildings can offset the cost of the commissioning process. Studies indicate 8 to 20 percent savings in building operating costs over those in a non-commissioned building.

(Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)


Why Commission?Why Commission?

Better PeopleBetter People

Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner’s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems.


What is Commissioning?What is Commissioning?

A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner’s documented project requirements and the construction documents.

It begins in pre-design and continues through design, construction, and the life of the facility.

(BCA draft document, 2004.)


What is Commissioning?What is Commissioning?

Design Intent Document Details functional requirements and Owner’s

expectations of how a building will be used and operated - OWNER’S PROJECT REQUIREMENTS

Basis for building commissioning

Basis of Design The concepts, calculations, decisions, and

product selections used to meet the OWNER’S PROJECT REQUIREMENTS


What Commissioning is What Commissioning is NOTNOT??

Completing Standard Forms

Contractors’ QA/QC Program

Verification of the Contractors’ QA/QC Program

Construction Inspection

Construction Management Substitute


Commissioning DefinitionsCommissioning Definitions

Commissioning Authority (CxA):Commissioning Authority (CxA):

A person (or firm) representing the facility owner

Leader of the Commissioning Team

Authority of Cx Process – not design or means and methods

CxA not in chain of command – preserves objectivity



Commissioning Provider (CP):Commissioning Provider (CP):

Independent Third-Party Commissioning Firm

A/E Firm

General Contractor

Construction Manager

Owner's Personnel



Retro-Commissioning (RetroCx):Retro-Commissioning (RetroCx): Commissioning an existing building that has never been

commissioned

Re-Commissioning (ReCx):Re-Commissioning (ReCx): Commissioning a building that has been previously

commissioned

Continuous Commissioning (CCx):Continuous Commissioning (CCx): Owner continues to collect and compare baseline data on

selected building systems to ensure that the building functions optimally throughout its operating life



Total Building Commissioning (TBCx)Total Building Commissioning (TBCx) Emphasizes that Commissioning is NOT only for the

Mechanical and HVAC system, or any single system

Commissioning TeamCommissioning Team Experts who, through coordinated actions, are responsible

for carrying out the Commissioning Process

Commissioning PlanCommissioning Plan A strategy overseen by the Commissioning Authority and

prepared by the Commissioning Team


Systems Typically CommissionedSystems Typically Commissioned

Mechanical SystemsMechanical Systems Heating, Ventilation and Air Conditioning (HVAC) Building Automation Systems (BAS) Fire Protection

Electrical SystemsElectrical Systems Switchgear and Transformers Grounding/Bonding, Circuitry Generators and UPS Systems Lighting and Lighting Controls

Specialty SystemsSpecialty Systems Security Systems and Fire Alarm Voice/Data Systems


Future Commissioned SystemsFuture Commissioned Systems

The National Institute for Building Sciences (NIBS) is currently developing commissioning requirements for the following systems. Exterior Envelope Roofing Systems Structural Systems Interior Systems Elevator Systems Plumbing Systems Lighting Systems Electrical Systems Fire Protection Systems Telecommunication Systems


Objections To CommissioningObjections To Commissioning

““Haven’t I already paid for a quality building Haven’t I already paid for a quality building in my design and construction fees?”in my design and construction fees?”

Designer’s (A/E) services typically do not include field verification that their design works as intended.

Construction Manager’s services typically do not include functional verification that the installed systems meet design intent.



“Isn’t the Commissioning Authority just a ‘bigger hammer’ for the owner to use to pound the designer and contractor?”

No. The CA must be a team builder by using the commissioning process to the benefit of all.

No. The CA should respect the traditional construction disciplines. The CA has a distinct responsibility to owner for system quality and performance.



“Isn’t commissioning just another layer of inspection?”

The CA is not a layer, but a catalyst for communication that makes quality solutions possible.

The CA is not inspector (fault finder, accuser).

The commissioning process provides verification that Owner’s Project Requirements implemented in design and construction.


Commissioning CostsCommissioning Costs

Commissioning New Construction

Approximately 0.5%-1.5% of Total Construction Cost

Commissioning Existing Buildings (RetroCx)

Approximately 3.0% - 5.0% of Annual Operating Cost

(Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998)


Commissioning CostsCommissioning Costs

Commissioning New ConstructionCommissioning New Construction

Approximately 2%-3% of Mechanical System Construction Cost – (BCA Case Studies)

Approximately 1%-2% of Electrical System Construction Cost – (BCA Case Studies)


Commissioning(Cx)Commissioning(Cx)(New Construction)

0.5 to 1.5 Percent of Total Construction Cost

Retrocommissioning (RetroCx)(Existing Construction)

3.0 to 5.0 Percent of Total Operating Cost

Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998

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The Economics of CommissioningThe Economics of Commissioning

An Initial Budget Setting Thumb-Rule:

2 % - 3 % of mechanical construction cost

plus

1 % - 2 % of electrical construction cost

(Source: BCA. Based on six science building projects.)

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The Economics of CommissioningThe Economics of Commissioning

* Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998

If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*.

Without Commissioning

With CommissioningDesign Phase

Costs

Construction Phase Costs First Year Warranty Period Costs

Design Phase

Costs

Construction Phase CostsFirst Year Warranty Period Costs

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ASHRAE Guideline 11. Cx responsibilities statement in request for A/E design

services.

2. Owner’s Program development and commitment.

3. Assign O&M personnel to the commissioning process.

4. Review and approve the Design Intent Document.

5. Review and approve the construction documents.

6. Provide competent documenting of training sessions (video, etc.)

7. Record construction progress (photo, video, narratives, etc.)

8. Review and comment on CA verification report.

9. Review and accept the commissioning report


Guideline O: Cx responsibilities statement in request for A/E design

services. Develop and commit to Owner’s Project Requirements. Assign O&M personnel to the commissioning process. Review and approve changes made in the Owner’s Project

Requirements. Review and approve the Construction Documents. Provide competent documenting of training sessions (video,

etc.) Review and comment on the Cx Process Progress Reports. Review and comment on the Cx Authority’s verification

reports. Review and accept the Cx Authority’s Commissioning

Process Report


What is the key difference between Guideline 1 and Guideline 0?

Design Intent Document

Vs.

Owner’s Project Requirements


Owner’s Project Requirements Program requirements Community context Codes and regulations Site and climate Facility context and function Facility technology Sustainability Cost Schedule Client’s needs and capabilities


LEED EA Prerequisite 1LEED EA Prerequisite 1

Experienced, independent, CxA to owner Review OPR and DID Incorporate Cx requirements into CD’s Create/execute Cx Plan Verify installation and performance of

Systems to be Commissioned Complete and submit a Cx Report


EA Credit 3 Enhanced CommissioningEA Credit 3 Enhanced Commissioning

Independent 3rd Party CxA

Review OPR, BOD and Design by mid-CD’s

Independent submittal review

Systems Manual

O&M and Occupant Training Verification


Commissioning ProcessCommissioning Process


Elements of CommissioningElements of Commissioning

Design Intent Documents (DID or OPR)Design Intent Documents (DID or OPR) Design reviewDesign review Site observations and site meetingsSite observations and site meetings Resolution Tracking Forms (RTF’s)Resolution Tracking Forms (RTF’s) System Verification Checklists (SVC’s)System Verification Checklists (SVC’s) Organized systems start-upsOrganized systems start-ups Functional Performance Tests (FPT's)Functional Performance Tests (FPT's) Operation and Maintenance (O&M) trainingOperation and Maintenance (O&M) training O&M documentationO&M documentation Commissioning reportCommissioning report


Approaches to CommissioningApproaches to Commissioning

Comprehensive Commissioning

Construction Phase Commissioning


Phases of CommissioningPhases of Commissioning

Pre-Design PhasePre-Design Phase

Design PhaseDesign Phase

Construction PhaseConstruction Phase

Acceptance PhaseAcceptance Phase

Post-Acceptance PhasePost-Acceptance Phase



Establish commissioning:Establish commissioning:

Allocate funds in budget

Comprehensive or Construction

Independent 3rd Party , Design Team, or Construction Team

HVAC, Electrical, Etc.



Select a Commissioning Agency (CA)Select a Commissioning Agency (CA)

Request for Qualifications

Request for Proposal



Develop commissioning scope:

Match scope to budgetMatch scope to budget

Needs basedNeeds based

Past experiencePast experience

End-user needsEnd-user needs

Maintenance prioritiesMaintenance priorities



CA review of DID or OPRCA review of DID or OPR

Defined usage

Defined goals

Short term needs

Long term needs



Review design for commissioning, testing and O&M access and provisions

Adequate testing access Adequate access for valves, dampers, control Quantity and location of service valves Coil pull access Ladders and catwalks Conformity to Owner’s Design Standards



Prepare commissioning specification / planPrepare commissioning specification / plan

Develop commissioning plan Commissioning team Systems to be commissioned Define approximate extent of testing Contractor roles and responsibilities



Establish commissioning Establish commissioning in the project schedule:in the project schedule:

General and Supplemental ConditionsGeneral and Supplemental Conditions Define commissioning activities in scheduleDefine commissioning activities in schedule Note blocks of time for FPT’s in schedule – Note blocks of time for FPT’s in schedule –

especially for phased projectsespecially for phased projects Define frequency of Cx meetingsDefine frequency of Cx meetings



Review submittalsReview submittals

Checklist based on specification and Owner’s Checklist based on specification and Owner’s Design StandardsDesign Standards

Check options – especially accessCheck options – especially access

Check size for spatial applicationCheck size for spatial application

Check valve sizing and applicationCheck valve sizing and application

Check for integration of componentsCheck for integration of components



Update commissioning planUpdate commissioning plan

Include revised schedule

SVC’s based on current information

Draft FPT’s for review

Discuss O&M Documentation

Provide construction observation procedures



CoordinationCoordination

Site observationSite observation

Cx MeetingsCx Meetings

Resolution Tracking Forms (RTF’s)Resolution Tracking Forms (RTF’s)

System Verification Checklists (SVC’s)System Verification Checklists (SVC’s)

Functional Performance Tests (FPT’s)Functional Performance Tests (FPT’s)

O&M Training ProvisionsO&M Training Provisions



Equipment and systems start-upsEquipment and systems start-ups

Contractor start-up

Factory start-up

Documentation chain of submission

Temporary conditions

Maintenance responsibility



TAB HVAC systemsTAB HVAC systems

Systems properly started

Systems under full control

Appropriate hardware and software interface

Coordination with other trades, especially TCC

Access to space



Verify Building Automation System (BAS)Verify Building Automation System (BAS)

Installation complete per design

Installation complete per submittal / drawings

Start-up performed and documented

Project specific programming

Point-to-point checklists

Safeties tested and documented



Review TAB ReportReview TAB Report

Pages are numbered with index

All equipment is accounted for in report

No “extra” equipment shown in report

Performance is per design (± XX %)

Problems sufficiently documented in footnotes



Functional Performance Tests (FPT’s)Functional Performance Tests (FPT’s)

Systems tested as noted in the Cx Plan

“Failure” modes for valves and dampers are not software driven

System is properly networked

Workstation graphics show appropriate response

Occupied / Unoccupied / Optimal Start



O&M Training and DocumentationO&M Training and Documentation

Manuals contain useable maintenance documentsManuals contain useable maintenance documents

Proper indexing and tabsProper indexing and tabs

Training agenda tailored for owner’s needsTraining agenda tailored for owner’s needs

Documentation provided prior to trainingDocumentation provided prior to training

Additional documentation provided at trainingAdditional documentation provided at training

Training for systems and componentsTraining for systems and components



Commissioning ReportCommissioning Report

Proper indexing and tabsProper indexing and tabs

Documentation for all phasesDocumentation for all phases

Executive SummaryExecutive Summary

Provide supporting documentation (Sequence of Provide supporting documentation (Sequence of Operation, Control Drawings, Etc.)Operation, Control Drawings, Etc.)


Post Acceptance PhasePost Acceptance Phase

Correct unresolved deficienciesCorrect unresolved deficiencies

Unresolved RTF issuesUnresolved RTF issues

Uncompleted CM/Owner punch listsUncompleted CM/Owner punch lists

Conduct required re-testsConduct required re-tests

Outstanding or additional trainingOutstanding or additional training



Carry out specified off-season testingCarry out specified off-season testing

FPT’s per the Commissioning Plan

Choose near-design day

Build on completed FPT’s

Utilize BAS trending



Post-occupancy monitoringPost-occupancy monitoring

Scheduled site visits Remote (web) monitoring Warranty items Owner conference User conference



Review usage changesReview usage changes

Computers / office machines

Furniture placement

Occupancy change

Closet to office

Energy saving methodology



Update commissioning documentationUpdate commissioning documentation

Resolved issuesResolved issues

Off-Season testsOff-Season tests

Usage ChangesUsage Changes

Provide additional volume for Cx ReportProvide additional volume for Cx Report


Commissioning TeamCommissioning Team


Team EffortTeam Effort

Commissioning succeeds when…Commissioning succeeds when… Every team member understands and

carries out their responsibilities Every team member cooperates and

coordinates with each other and third-party agencies

Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.


Commissioning Team MembersCommissioning Team Members

Owner / OperatorOwner / Operator ArchitectArchitect Design ConsultantsDesign Consultants Commissioning AgentCommissioning Agent Construction Manager (or General Contractor)Construction Manager (or General Contractor) Mechanical ContractorMechanical Contractor Electrical ContractorElectrical Contractor Temperature Controls ContractorTemperature Controls Contractor Test and Balance ContractorTest and Balance Contractor


Commissioning Team MembersCommissioning Team Members

Potential Team Members:Potential Team Members: Equipment Vendors Specialty Trades Specialty Consultants Program Manager Service Contract Providers BAS Specialists IT Support Groups


Commissioning Team RolesCommissioning Team Roles

Owner / OperatorOwner / Operator

Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetings Retain a commissioning agentRetain a commissioning agent Communicate project requirements to the design Communicate project requirements to the design

teamteam Coordinate facilities and staff participationCoordinate facilities and staff participation Conduct regular site observationConduct regular site observation



ArchitectArchitect

Assign Cx Team Member and attend meetings Coordinate work of design consultants Consider spatial requirements Consider room naming convention Conduct regular site observation Coordinate design and changes with owner and

end-users



Design ConsultantsDesign Consultants Assign Cx Team Members and attend meetings Provide Basis of Design and Design Intent Respond to RFI’s and CO’s Conduct regular site observation Coordinate design and changes with owner and

end-users Review O&M manuals, as-built drawings and

other specified documentation Provide HVAC training on the design intent



Commissioning AgentCommissioning Agent Assign Cx Team Leader and attend meetings Review Design Provide Commissioning Plan and Specification Conduct regular site observation visits Provide System Verification Checklists Monitor system start-ups Conduct Functional Performance Tests Review O&M documentation and training



Construction ManagerConstruction Manager

Assign Cx Team Member and attend meetings Project Scheduling Manage overall completion of work Manage project documentation Coordination of contractors Maintaining specified building conditions



Mechanical ContractorMechanical Contractor Assign Cx Team Member and attend meetings Manage subcontractors and vendors Document Progress (SVC’s) Coordinate equipment start-up Operate systems as required for Functional

Performance Tests Plan and deliver O&M staff training Provide O&M manuals, as-built drawings and

other specified documentation



Electrical ContractorElectrical Contractor Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetings Coordinate electrical installation with mechanical Coordinate electrical installation with mechanical

workwork Attend meetingsAttend meetings Document Progress (SVC’s)Document Progress (SVC’s) Operate systems as required for Functional Operate systems as required for Functional

Performance TestsPerformance Tests Plan and deliver O&M staff trainingPlan and deliver O&M staff training Provide O&M manuals, as-built drawings and other Provide O&M manuals, as-built drawings and other

specified documentationspecified documentation



Temperature Controls ContractorTemperature Controls Contractor Assign Cx Team member and attend meetings Design and complete controls installation as

required by DID/OPR Document Progress (SVC’s) Coordinate with TAB agency Operate systems as required for Functional

Performance Tests Plan and deliver O&M staff training Provide O&M manuals, as-built drawings and other

specified documentation



Test and Balance ContractorTest and Balance Contractor Assign Cx team member and attend meetingsAssign Cx team member and attend meetings Review design for adequate testing provisionsReview design for adequate testing provisions Submit TAB data sheets for approvalSubmit TAB data sheets for approval Coordinate work with master scheduleCoordinate work with master schedule Review site conditions prior to field workReview site conditions prior to field work Submit complete and accurate TAB ReportSubmit complete and accurate TAB Report Participate in verification of TAB ReportParticipate in verification of TAB Report


Guidelines, Certifications, AssociationsGuidelines, Certifications, Associations


The Need for GuidelinesThe Need for Guidelines

Uniform delivery of services Cx adoption as standard practice Owner procurement / selection of providers Continuing education Benchmarking of Cx Benefits Training competent Cx service providers Client education and cooperation Efficient Cx interface with designers, contractors,

vendors, etc


GuidelinesGuidelines

ASHRAE Guideline 0-2005: The Commissioning Process

ASHRAE Guideline 1 –1996: The HVAC Commissioning Process

ACG Commissioning Guideline – 2005 NECA90-2004: Recommended Practices for

Commissioning Building Electrical Systems ISPE Pharmaceutical Engineering Guide Volume

5: Commissioning and Qualification


CertificationsCertifications

AABC Commissioning Group (ACG) Building Commissioning Association (BCxA) Institute of Electrical & Electronic Engineers (IEEE) International Society For Pharmaceutical Engineering (ISPE) National Environmental Balancing Bureau (NEBB) Sheet Metal and Air Conditioning Contractors' National

Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)

University of Wisconsin


ResourcesResources

www.commissioning.org for AABC Commissioning Group www.ashrae.org for American Society of Heating,

Refrigerating, and Air-Conditioning Engineers www.bcxa.org for Building Commissioning Association www.buildingamerica.gov for U. S. Dept. of Energy

Building America Program www.facomgrp.com for Facility Commissioning Group


ResourcesResources

www.ieee.org for Institute of Electrical & Electronic Engineers

www.ispe.org for International Society For Pharmaceutical Engineering

www.nebb.org for National Environmental Balancing Bureau

www.peci.org for Portland Energy Conservation, Inc. www.smacna.org for Sheet Metal and Air Conditioning

Contractors' National Balancing Bureau www.usgbc.org for United States Green Building Council


DesignIntent

Commissioning validates the design!

That the design works and

meets the “design intent”

Commissioning

“retro” ; “re”; or

“ongoing” Cx

Design Construction O & M

“Inspections” validate

constructionThat the construction is installed

correctly per the “design”

Changing Needs

What is Commissioning?(validates the “design”!)

This is not commissioning!


Architect’s RoleArchitect’s Role

“Master Builder” Coordinates the whole project Supports Commissioning Manages relationship with the Owner Maintain the Owner’s Program

Requirements


BenefitsBenefits

Better bid documents More accurate budgets More “control” of project Projects delivered on time Fewer change orders Fewer warranty issues Satisfied Client


AABC Commissioning Group CxA Workshop

New York City – Javits Convention Center

AHR Expo

January 23, 2008

Jim Magee, CxAAABC Commissioning Group, President

Facility Commissioning Group, President

acg cxa workshop webinar facility commissioning group aabc commissioning group - cxa workshop las...

Documents

cxa aabc commissioning

commissioning process

commissioning guide

methods cxa

finished facility

objectivity slide

facility owner leader

associations discussion