Building Commissioning:

Cx 101

Brock Graham, Gilbane Building Co.Brock Graham, Gilbane Building Co.

Michael Gannon, BVH Integrated Michael Gannon, BVH Integrated ServicesServices

November 15, 2010

ASHRAE ?

LEED ? Federal Gov’t ?

USGBC ? ASME/ANSI ?

Building Commissioning…

Where did it come from ?

The United States Navy …

U.S.S. Theodore Roosevelt (CVN 71)

Commissioned October 1986

Retro-commissioning (existing buildings)

Re-commissioning (existing buildings)

Commissioning (new construction)

Building Commissioning…

What is it?

The short answer:

Building commissioning (new construction) is

construction quality assurance

Building Commissioning…

What is it?

Different ‘levels’ of Cx (and cost)…

Minimal: Start-up & troubleshooting

Typical: LEED

Cx on Steroids: HPB

& ASHRAE Guideline 0

Building Commissioning…

Commissioning: Why do it?

•High performance building standards require…buildings to perform.

•Commissioning provides the assurance that buildings are built and perform as intended.

Commissioning Process Overview:

•Design Phase

•Construction Phase

•Acceptance Phase

•Occupancy Phase

Design Phase:•Review or assist in development of

OPR and BOD

•Peer reviewSometimes at many stages (SD, DD, CDs)

•Initial schedule development (CM)

•Commissioning Specification

Very important!

Construction Phase:

•Submittal reviews

•Develop Cx Plan

•Kick-off with installing contractors

•Installation observation

•Contractors fill out pre-functional checklists

Construction Phase (cont.):

•Further develop schedule with GC / CM

•Pre-balancing meeting

•Proactive Field Quality Control

Installation observation

Witness some testing

•O&Ms submitted and reviewed

Construction Phase (cont.):

•Prefunctional checklists – developed by CxA, filled out by contractors

•Not to be confused with functional test sheets

•Manufacturer’s start-up of equipment

Acceptance Phase:

•Functional testing begins (when systems are complete!)

•A ‘test case’ system can be commissioned to let contractors know what to expect

•This should be coordinated and witnessed by CxA, not installing contractors.

•Deficiencies recorded and tracked by CxA

Acceptance Phase (cont.):

•Contractors correct deficiencies and notify CxA of correction

•CxA retests and records results

•Contractor-provided Owner training is organized and verified

•Validation (if called for) follows functional testing

Occupancy Phase:

•Functional testing continues (realistically)

•CxA develops Systems Training Manual (aka the Recommissioning Manual)

•Owner personnel trained by CxA

•Final commissioning report produced

Occupancy Phase:

•Deferred (seasonal) testing

•End-of-Warranty Review

•Post-occupancy performance verification

Needs to be addressed in design phase (e.g. are enough ATC points and / or energy meters specified to capture all usage)

Commissioning Scoping•Identify Cx Scope clearly

•Typical systems include:•All HVAC (some sampling possible)•Plumbing (DHW, CA, Pumps, etc)•Electrical (lighting controls, E-power and E-lighting, etc)

•Other systems:•Fire alarm, fire protection•Security, data, PA, envelope, elevators…

Commissioning Scoping

•Peer Reviews

•Early docs (SD, DD) don’t have as much to review

•Allow time in schedule for reviews and doc updates by EOR

Commissioning Scoping

How much should you expect to pay?

0.5% to 3% of total construction cost

3 to 5% of total operating cost (retro) to 5% of total construction cost (validation)

2 to 3% of mechanical systems cost + 1 to 2% of electrical systems cost

It Depends on the CxA scope, as defined by the Owner

QuestionQuestions?s?