Mark Miller, PE, CCP, CEM, LEED™ APBuilding Commissioning AssociationAt Large Director

Best Practices and Guidelines in Existing Building Commissioning

1. What is the Building Commissioning Association?2. The Benefits of Existing Building Commissioning

(EBCx)3. Intention of EBCx “Best Practices”4. The “Best Practices” Development Process 5. EBCx “Best Practices” Scope, Phases & Steps6. Case Studies7. Other Industry Efforts & Guidelines

Presentation Agenda

What is The Building Commissioning Association?

IntegrityIntegrity

LeadershipLeadership

QualityQuality

ExpertiseExpertise

International non-profit organization (founded in 1988)Recognized commissioning authority and resourceCommissioning providers, building owners, energy companies, facility managers, architects, engineers, researchers and contractors

MISSION: To guide the building commissioning industry through advancing best practices and education, and

promoting the benefits of building commissioning.

Energy Savings ROI & Simple PaybackNon-Energy Benefits-

i.e. O&M, productivityTenant RetentionImproved Asset Value

Net Operating Income (NOI) the bigger picture

The Benefits of Existing Building Commissioning “Screening Market

Transformation Opportunities…”

Greatest Potential Out of 38 New Technologies &

Practices (based on energy savings, cost effectiveness,

success likelihood)

National $18 Billion Annual Savings PotentialBuilding Metrics (from 57 projects)

Average annual cost savings of $105,156Savings ranged as high as $1.8 million ($3.83/sq ft – year) Median energy payback of 0.7 yearsMedian energy savings of 15%Non-Energy Benefits $0.18/sq ft-year

Majority are related to the overall HVAC systemSome lighting, plug loads, envelope

THE SAVINGS*THE SAVINGS*

THE FINDINGSTHE FINDINGS

*The Cost-Effectiveness of Commercial-Buildings

Commissioning - By: LBNL, PECI, Texas A&M

*The Cost-Effectiveness of Commercial-Buildings

Commissioning - By: LBNL, PECI, Texas A&M

The Benefits of Existing Building Commissioning

Intention of EBCx “Best Practices”

To define the quality and characteristics of best commissioning practices

Create a benchmark which the market can gauge quality and professionalism

To serve as a means of objectively evaluating commissioning initiatives

Provide commissioning process guidance and forms foundation for the training curriculum, practice manual, etc.

Practice can be utilized by in-house or outsourced resources or a combination of both

“Best Practice” … the best possible way of doing something; … derived from the process of taking the most successful elements from many different sources and combining them to create the optimal process or approach.

Creating EBCx “Best Practices”

USGBC LEED‐EB for Existing Buildings – Version 2.0California Commissioning Collaborative (CACx) California Commissioning Guide: Existing Buildings Building Commissioning Association’s Building Commissioning HandbookNational Environmental Balancing Bureau (NEBB) Retro‐Commissioning ProcessAssociated Air Balance Council Commissioning Group (ACG) Commissioning GuidelinesASHRAE Guideline 0‐2005; input from ASHRAE GPC 1.2Sheet Metal and Air  Conditioning Contractors National Association (SMACNA)

““Real World ExperienceReal World Experience”” from a committee of from a committee of 20+ commissioning professionals20+ commissioning professionals

Existing EBCx Guides & Programs Reviewed

EBCx “Best Practices”: Where To Find Ithttp://www.bcxa.org/resources/index.htm

Existing Building Commissioning“…a systematic process for investigating, analyzing,

and optimizing the performance of building systems through the identification and implementation of low/no cost and capital intensive Facility Improvement Measures and ensuring their continued performance. The goal of EBCx is to make building systems perform interactively to meet the Current Facility Requirements and provide the tools to support the continuous improvement of system performance over time. The term EBCx is intended to be a comprehensive term defining a process that encompasses the more narrowly focused process variations such as retro-commissioning, re-commissioning and ongoing commissioning that are commonly used in the industry.”

Process Variations include: Retro-Commissioning,

Re-Commissioning, Ongoing Commissioning,

Continuous Commissioning SM

EBCx “Best Practices” Definition

EBCx “Best Practices” PurposeVerify that a facility and its systems meet the current facilityrequirementsImprove building performance by saving energy and reducing operational costsIdentify and resolve building system operation, control and maintenance problemsReduce or eliminate occupant complaints and increase tenant satisfactionImprove indoor environmental comfort and quality and reduce associated liabilityDocument system operationIdentify the O&M staff training needs and provide such trainingMinimize operational risk and increase asset valueExtend equipment life-cycleEnsure the persistence of improvements over the building’s lifeAssist in achieving LEED™ for Existing BuildingsImprove the building’s ENERGY STAR rating

Evaluate Current  System Performance with Owner Needs & Identify Improvements

Investigation Phase

ImplementationPhase

Turnover Phase

Planning Phase

Persistence Phase

Establish Goals, Owner Needs & EBCx Plan

Implement Recommended Improvements and Verify Performance

Establish Smooth Transition & Hand Over to  O&M staff

Ensure  Continuous System Performance Improvement

EBCx “Best Practices” Phases & Goals

Planning Phase

EBCx “Best Practices” Phases & Steps

Define Roles & ResponsibilitiesDefine Scope of WorkDefine Existing Building Commissioning GoalsDefine Current Facility RequirementsPreliminary Building BenchmarkingReview Existing Building DocumentationInterview Key O&M Staff MembersPerform Cursory Walk-ThroughDevelop Existing Building Commissioning PlanDevelop Customized Building Operation Plan

Establish Goals, Owner Needs & EBCx Plan

Investigation Phase

Documentation ReviewSite Review/SurveyBuilding Occupant InterviewsFacility Performance Analysis & Performance Baseline EstablishmentSystems Diagnostic MonitoringTest DevelopmentSystem TestingMaster List of FindingsPerformance Assurance

Planning Phase EBCx “Best Practices” Phases & Steps

Implementation Phase

Analyze, Prioritize and Select Facility Improvement Measures (FIM’s)Prepare an Implementation PlanImplement Selected FIMsVerify Successful FIM ImplementationExecute the Measurement and Verification(M&V) PlanPlan for Ongoing Commissioning

Investigation PhaseInvestigation Phase

Planning Phase

Implement Recommended Improvements and Verify Performance

EBCx “Best Practices” Phases & Steps

Turnover Phase

Update O&M Manuals and As-Built DocumentationDevelop Final Report & Update DocumentationCompile or Update a Systems ManualEstablish a Plan for Operational Sustainability, Ongoing Commissioning, and Continuous ImprovementDevelop Training PlanHold a Lessons Learned Meeting

Planning Phase EBCx “Best Practices” Phases & Steps

Establish Smooth Transition & Hand Over to  O&M staff

Investigation PhaseInvestigation Phase

Implementation PhaseImplementation Phase

Persistence Phase

Implement Operational Sustainability & Ongoing Cx PlanBenchmark the Building Energy Use & Monitor and Track Monitor and Track Non-Energy Building Performance MetricsTrend Key System ParametersDocument Changes with an Operator’s LogImplement Persistence Strategies with BAS & Work OrderUse Fault Detection & Diagnostic (FDD) Tools (Ongoing Cx Tools)Implement Staff Training PlanImplement the Commissioning Process Again (Re-Commission)

Planning Phase EBCx “Best Practices” Phases & Steps

Ensure  Continuous System Performance Improvement

Investigation PhaseInvestigation Phase

Implementation PhaseImplementation Phase

Turnover PhaseTurnover Phase

398,837 gross square feetCorporate Office BuildingLEED for Existing Buildings: Operations & MaintenanceAssistance on Other LEED CreditsInvestigation & Implementation Complete

EBCx Best Practice & LEED-EB Case Study

Opportunities:Air Handing Unit Fan Pressure Optimization ResetHeat Recovery Unit OptimizationAHU Duct System EvaluationFan Power VAV System Control Setpointto Reduce Simultaneous Heating and Cooling

Monthly Electrical Consumption (kWh)Program Electricity Savings – 1,176,521 kWh

Program Cost Avoidance – $ 185,043

Breakdown of Energy Savings

Pollution Prevention SummaryEmission Reductions vs. Prior Year

EBCx Best Practices Demonstration Project

ENERGY STAR RatingSoared from 66 to 80 in 12 months

“Best Practices” applied to 10 LEED-OM Existing Building Credits• WE Credit 1.1: Water Performance Measurement

– Whole Building Metering• WE Credit 1.2: Water Performance Measurement

– Submetering• EA Prerequisite 1: Energy Efficiency Best

Management Practices• EA Prerequisite 2: Minimum Energy Efficiency

Performance• EA Prerequisite 3: Refrigerant Management• EA Credit 1: Optimize Energy Efficiency

Performance• EA Credit 2.1: Existing Building Commissioning –

Investigation & Analysis• EA Credit 2.2: Existing Building Commissioning –

Implementation• EA Credit 5: Refrigerant Management• EA Credit 6: Emissions Reduction Reporting

EBCx Best Practice Case Study

427,300 gsf municipal courthouseConstructed in 1999Includes 28 courtrooms, computer datacenter and underground parking facilityInvestigation & Low/No Cost

Implementation Complete

OBJECTIVES:Bring equipment to its proper operational stateReduce energy consumption and demand costsImprove indoor air quality and comfortProvide an existing building commissioning deficiency list andissues log generated from functional performance testing

Estimated Energy Use Break-Out

Investigation FindingsDedicated & Engaged Operations and Maintenance PersonnelHVAC Maintenance Challenging Given Building ArchitectureSome Calibration, Repairs and Tuning Needed for HVAC ControlsHVAC System Scheduling OpportunitiesLighting System Scheduling OpportunitiesSimultaneous Heating & CoolingUpgrades Needed to Lighting Control System and Building Management System (BMS)

Opportunities IdentifiedLow/No Cost Opportunities:

Minor Calibrations & Repairs HVAC Scheduling ImprovementsLighting Scheduling ImprovementsSome Lighting De-Lamping

Capital Opportunities (17 FIMs):Boiler & Hot Water System Optimization Chiller Plant & Cooling Tower UpgradesUpgrade of building lighting control system and add day lighting control Upgrade and Expand the building management system (BMS) & Sequence of Operation Modifications

Capital Opportunities

17 Capital Opportunities (ECMs)

Estimated Cost $400k

Estimated Annual Savings $395k

Simple Payback 1 Year

Energy Use Index

PROJECTED

EBCx Case Study: Energy Star Rating

Projected Energy Star Score: 61+

Initial Energy Star Score : 41

Electricity Consumption

Natural Gas Consumption

Key EBCx Success Factors

1. EBCx Should Save Energy and Solve Problems 2. Financial Requirements and Implementation

Commitment Before Investigation3. Qualified EBCx Service Provider 4. Emphasize O&M Staff Involvement and Buy In5. Training for O&M Staff & Documentation 6. Establish Benchmarks and Ongoing Monitoring

and Verification

Other Industry Efforts & Guidelines

ASHRAE Guideline 1-200XHVAC&R Technical Requirementsfor The Commissioning Process

Guides & StandardsLEED for Existing Buildings High Performance Operations“An RCx Guide for Building Owners” - EPA Energy Star“California Commissioning Guide: Existing Buildings” – CACxASHRAE GPC 0.2P and 1.2P “The Commissioning Process for Existing HVAC & R Systems”

ASHRAE Guideline 0-2005: The Commissioning

Process

(To be used as the foundation of ASHRAE Guideline 1 and the NIBS

Total Building CommissioningProcess technical guidelines)

EBCx/RCx ProgramsCalifornia; Northwest States, Texas, New York(NYSERDA & LIPA & NYC); Massachusetts (pilots); Rhode Island (pilots); Connecticut (pilots); LEED™ for Existing Buildings

AIA Quality Assurance

Portland Energy Conservation, Inc is a registered provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.

This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

Presented byMark Miller, PE, CCP, CEM, LEED™ AP

Building Commissioning AssociationAt Large Director

mmiller@go-sbs.com