pmi bluegrass may 2012 lunch presentation: commissioning building systems commissioning for project...
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PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Building Systems Commissioning for
Project Managers
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Process
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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.)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
What is Commissioning?What is Commissioning?
The commissioning process provides the framework to verify that a facility and its systems will function to meet the design intent and the owner's needs and to coincide with the phases of a construction project.
(Applying the PMBOK® Guide Will Enhance the Commissioning Process and Result in Greater Project Success - by Aaron Pankonin, CBCP, CAPM)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
What is Commissioning?What is Commissioning?
Owner’s Project Requirements
– Details functional requirements and Owner’s expectations of how a building will be used and operated – DESIGN INTENT DOCUMENT
– Basis for building commissioning
Basis of Design
– The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
What Commissioning is NOT?What Commissioning is NOT?
– Completing Standard Forms
– Contractors’ QA/QC Program
– Verification of the Contractors’ QA/QC Program
– Construction Inspection
– Construction Management Substitute
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
construction
That the construction is installed
correctly per the “design”
Changing Needs
What is Commissioning?(validates the “design”!)
This is not commissioning!
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Elements of CommissioningElements of Commissioning
Design Intent Documents (DID or OPR)Design Intent Documents (DID or OPR)Design ReviewsDesign ReviewsSubmittal ReviewsSubmittal ReviewsSite Observations and Site MeetingsSite Observations and Site MeetingsResolution 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-UpsFunctional Performance Tests (FPT's)Functional Performance Tests (FPT's)Operation and Maintenance (O&M) trainingOperation and Maintenance (O&M) trainingO&M DocumentationO&M DocumentationCommissioning ReportCommissioning ReportWarranty Review of Building OperationWarranty Review of Building Operation
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Approaches to CommissioningApproaches to Commissioning
– Comprehensive Commissioning
– Construction Phase Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: 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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Pre-Design PhasePre-Design Phase
Establish commissioning Establish commissioning
Select a Commissioning Agency (CxA)Select a Commissioning Agency (CxA)
Develop commissioning scopeDevelop commissioning scope
CxA review of DID or OPRCxA review of DID or OPR
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Pre-Design Phase is CRITICAL!
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Design PhaseDesign Phase
Review design for commissioning, testing and O&M access and provisions
Prepare commissioning specificationWrite the commissioning planEstablish commissioning in the project
schedule
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Construction PhaseConstruction Phase– Review submittals
– Update commissioning plan
– Coordination including site observation, Cx Meetings, Resolution Tracking Forms (RTF’s), and System Verification Checklists (SVC’s)
– Equipment and systems start-ups
– TAB HVAC systems
– Verify Building Automation System (BAS) installation and start-up
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Acceptance PhaseAcceptance Phase
Review TAB Report
Functional Performance Tests (FPT’s)
O&M Training and Documentation
Commissioning Report
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Post Acceptance PhasePost Acceptance Phase
Correct unresolved deficiencies and conduct required re-tests
Carry out specified off-season testingPerform specified post-occupancy
monitoringReview usage changesUpdate commissioning documentation
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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.
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
What is cost and value of commissioning?
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning (Cx)Commissioning (Cx)(New Construction)
0.5 to 1.5 Percent of Total Construction Cost
Retrocommissioning (RetroCx)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
W
hat D
oes
Com
mis
sion
ing
Cos
t?
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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)
Approximately 2%-5% of Comprehensive HVAC Construction Cost – (ACG Commissioning Guideline)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
Wha
t Doe
s C
omm
issi
onin
g C
ost?
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
BenefitsBenefits
– Better bid documents– More accurate budgets– More “control” of project– Projects delivered on time– Fewer change orders– Fewer warranty issues– Satisfied Client
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
TITLE SLIDECommissioning of a project is a term that has different interpretations depending on who is using it.
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
AssociationsAssociations– AABC Commissioning Group (ACG)– ASHRAE– 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– Association of Energy Engineers (AEE)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
CertificationsCertifications– AABC Commissioning Group (ACG)– ASHRAE (Process Management Certification)– 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– Association of Energy Engineers (AEE)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
GuidelinesGuidelines– ACG Commissioning Guideline – 2005– ASHRAE Guideline 1 –1996: The HVAC
Commissioning Process– ASHRAE Guideline 1.1 – 2007: HVAC&R Technical
Requirements for the Commissioning Process – ASHRAE Guideline 0-2005: The Commissioning
Process– NECA90-2004: Recommended Practices for
Commissioning Building Electrical Systems– ISPE Pharmaceutical Engineering Guide Volume
5: Commissioning and Qualification
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Guideline 0:1.1. Cx responsibilities statement in request for A/E design Cx responsibilities statement in request for A/E design
services.services.
2.2. Develop and commit to Owner’s Project Requirements.Develop and commit to Owner’s Project Requirements.
3.3. Assign O&M personnel to the commissioning process.Assign O&M personnel to the commissioning process.
4.4. Review and approve changes made in the Owner’s Project Review and approve changes made in the Owner’s Project Requirements.Requirements.
5.5. Review and approve the Construction Documents.Review and approve the Construction Documents.
6.6. Provide competent documenting of training sessions (video, Provide competent documenting of training sessions (video, etc.)etc.)
7.7. Review and comment on the Cx Process Progress Reports.Review and comment on the Cx Process Progress Reports.
8.8. Review and comment on the Cx Authority’s verification Review and comment on the Cx Authority’s verification reports.reports.
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
ASHRAE Guideline 1.11. Aligns Guideline 1.1 with Guideline 0 terminology
2. Greater emphasis on Owners Project Requirements (OPR)
3. Eliminate DID terminology
4. Suggests challenging design for achieving OPR
5. Promotes sampling over 100% verification and testing
6. Includes more technical process details (specific tasks)
7. Enhanced appendix of sample forms and procedures
8. Advocates extensive training for owner personnel
9. Promotes team building to accomplish commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
StandardsStandards– ASHRAE Standard 202
– SPC 202 Committee
– Complete at San Antonio AHSRAE Meeting in June
– 1st Public Review this Summer
– Release before or at AHR Expo January 2013
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Who manages for everything?
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning DefinitionsCommissioning DefinitionsEXISTING BUILDING COMMISSIONINGEXISTING BUILDING COMMISSIONING
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning DefinitionsCommissioning Definitions
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning DefinitionsCommissioning Definitions
Commissioning Provider (CP):Commissioning Provider (CP):
Independent Third-Party Commissioning Firm
A/E Firm
General Contractor
Construction Manager
Owner's Personnel
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Future Commissioned SystemsFuture Commissioned SystemsThe 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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
LEED EA Prerequisite 1LEED EA Prerequisite 1
Experienced, independent, CxA to ownerReview OPR and DIDIncorporate Cx requirements into CD’sCreate/execute Cx PlanVerify installation and performance of
Systems to be CommissionedComplete and submit a Cx Report
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
EA Credit 3 Enhanced CommissioningEA Credit 3 Enhanced CommissioningIndependent 3rd Party CxA
Review OPR, BOD and Design by mid-CD’s
Independent submittal review
Systems Manual
O&M and Occupant Training Verification
10th Month Review of Building Operation
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PROJECT MANAGEMENT IS RESPONSIBLE
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Team EffortTeam Effort
Commissioning succeeds when…Commissioning succeeds when…Team members understand and carry out
their responsibilitiesTeam members cooperate and coordinate
with each other and third-party agencies
Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team MembersCommissioning Team MembersOwner / OperatorOwner / OperatorArchitectArchitectDesign ConsultantsDesign ConsultantsCommissioning AgentCommissioning AgentConstruction Manager (or General Contractor)Construction Manager (or General Contractor)Mechanical ContractorMechanical ContractorElectrical ContractorElectrical ContractorTemperature Controls ContractorTemperature Controls ContractorTest and Balance ContractorTest and Balance Contractor
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team MembersCommissioning Team Members
Potential Team Members:Potential Team Members:Equipment VendorsSpecialty TradesSpecialty ConsultantsProgram ManagerService Contract ProvidersBAS SpecialistsIT Support Groups
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
Owner / OperatorOwner / Operator
Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetingsRetain a commissioning agentRetain a commissioning agentCommunicate project requirements to the design Communicate project requirements to the design
teamteamCoordinate facilities and staff participationCoordinate facilities and staff participationConduct regular site observationConduct regular site observation
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
ArchitectArchitect
Assign Cx Team Member and attend meetingsCoordinate work of design consultantsConsider spatial requirementsConsider room naming conventionConduct regular site observationCoordinate design and changes with owner and
end-users
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
Design ConsultantsDesign Consultants
Assign Cx Team Members and attend meetingsProvide Basis of Design and Design IntentRespond to RFI’s and CO’sConduct regular site observationCoordinate design and changes with owner and
end-usersReview O&M manuals, as-built drawings and
other specified documentationProvide HVAC training on the design intent
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
Commissioning AgentCommissioning Agent
Assign Cx Team Leader and attend meetingsReview DesignProvide Commissioning Plan and SpecificationConduct regular site observation visitsProvide System Verification ChecklistsMonitor system start-upsConduct Functional Performance TestsReview O&M documentation and training
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
Construction ManagerConstruction Manager
Assign Cx Team Member and attend meetingsProject SchedulingManage overall completion of workManage project documentationCoordination of contractorsMaintaining specified building conditions
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team RolesMechanical ContractorMechanical Contractor
Assign Cx Team Member and attend meetingsManage subcontractors and vendorsDocument Progress (SVC’s)Coordinate equipment start-upOperate systems as required for Functional
Performance TestsPlan and deliver O&M staff trainingProvide O&M manuals, as-built drawings and
other specified documentation
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team RolesElectrical 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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team RolesTemperature 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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Commissioning Team RolesCommissioning Team Roles
Test and Balance ContractorTest and Balance Contractor
Assign Cx team member and attend meetingsAssign Cx team member and attend meetingsReview design for adequate testing provisionsReview design for adequate testing provisionsSubmit TAB data sheets for approvalSubmit TAB data sheets for approvalCoordinate work with master scheduleCoordinate work with master scheduleReview site conditions prior to field workReview site conditions prior to field workSubmit complete and accurate TAB ReportSubmit complete and accurate TAB ReportParticipate in verification of TAB ReportParticipate in verification of TAB Report
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
REFERENCES
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
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
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Project Management Drives
Commissioning Process
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMBOK
PMBOK recognizes 5 basic process groups and 9 knowledge areas typical of almost all projects. The basic concepts are applicable to projects, programs and operations. The five basic process groups are:
InitiatingPlanning Executing Controlling and Monitoring Closing.
Processes overlap and interact throughout a project or phase. Processes are described in terms of:Inputs (documents, plans, designs, etc.) Tools and Techniques (mechanisms applied to inputs) Outputs (documents, products, etc.)
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Project Management/Commissioning Project Management/Commissioning PrerogativesPrerogatives
– Project Integration Management– Project Scope Management– Project Time Management– Project Cost Management– Project Quality Control– Project Human Resource Management– Project Communications Management– Project Risk Management
PMI Bluegrass May 2012 Lunch Presentation: Commissioning
Questions, Comments, Discussion