risk management - bcxaprerequisite 1: fundamental cxof energy systems required. prerequisite 2:...

Wayne A. Dunn PEWayne A. Dunn PE

Risk ManagementRisk Management

What do I want on my SATs?What do I want on my SATs?


Why are there SATWhy are there SAT’’s?s?

•• College Board 1901College Board 1901--purpose eliminate biaspurpose eliminate bias•• 1926: Became Scholastic Aptitude Test1926: Became Scholastic Aptitude Test•• 1930: arithmetic added then subtracted in 19361930: arithmetic added then subtracted in 1936•• 1942: math back in1942: math back in•• 1990: name1990: name--Scholastic Assessment TestScholastic Assessment Test•• 1994: name change to SAT1994: name change to SAT•• 2005: writing section added2005: writing section added•• 2007: some want to abolish2007: some want to abolish


What do they guarantee?What do they guarantee?•• Stanford, MIT, Stanford, MIT, UofAUofA??•• Football?Football?•• Julliard?Julliard?•• ‘‘readinreadin, , ‘‘ritinritin, , ‘‘rithmaticrithmatic


Why is there Commissioning?Why is there Commissioning?

•• Hard Facts about Soft CostsHard Facts about Soft Costs–– Construction Productivity ImprovedConstruction Productivity Improved–– Technology Advanced SignificantlyTechnology Advanced Significantly–– Fees Based on Outdated Metrics (% or $/S.F)Fees Based on Outdated Metrics (% or $/S.F)–– Reduced # Professional Hours on ProjectReduced # Professional Hours on Project

•• Commissioning Program DriversCommissioning Program Drivers–– Unhappy OwnersUnhappy Owners–– Demand Side ManagementDemand Side Management–– Leadership Energy & Environmental DesignLeadership Energy & Environmental Design


Why is Commissioning in LEED?Why is Commissioning in LEED?•• GreenwashGreenwash (Wikipedia)(Wikipedia)

–– 99% of 1,018 Products Sinned (99% of 1,018 Products Sinned (TerraChoiceTerraChoice))•• Six Sins of Six Sins of GreenwashGreenwash

–– Hidden Tradeoff (efficient mercury)Hidden Tradeoff (efficient mercury)–– No Proof (26%No Proof (26%——trust metrust me☺☺))–– Vagueness (never mind the arsenic)Vagueness (never mind the arsenic)–– Irrelevance (no PCBIrrelevance (no PCB’’ss——so what)so what)–– Lesser of Two EvilsLesser of Two Evils–– FibbingFibbing


Sustainable Sites (8 credits/14 points)Water Efficiency (3 credits/5 points)Energy & Atmosphere (6 credits/17 points)Materials and Resources (7 credits/13 points)Indoor Environment Quality (8 credits/15 points)Innovation and Design (2 credits/5 points)

Total Available (34 credits/69 points)

Where is Commissioning in LEED?Where is Commissioning in LEED?


How does LEED Commission?How does LEED Commission?CreditCredit PointsPoints

Prerequisite 1: Fundamental Prerequisite 1: Fundamental CxCx of Energy Systemsof Energy Systems RequiredRequired

Prerequisite 2: Minimum Energy PerformancePrerequisite 2: Minimum Energy Performance RequiredRequired

Prerequisite 3: Fundamental Refrigerant Mgt.Prerequisite 3: Fundamental Refrigerant Mgt. RequiredRequired

Credit 1: Optimize Energy PerformanceCredit 1: Optimize Energy Performance 11--1010

Credit 2: OnCredit 2: On--Site Renewable EnergySite Renewable Energy 11--33

Credit 3: Enhanced CommissioningCredit 3: Enhanced Commissioning 11

Credit 4: Enhanced Refrigerant ManagementCredit 4: Enhanced Refrigerant Management 11

Credit 5: Measurement and VerificationCredit 5: Measurement and Verification 11

Credit 6: Green PowerCredit 6: Green Power 11

Total Points AvailableTotal Points Available 1717


LEED Enhanced CommissioningLEED Enhanced CommissioningProcessProcess

•• Qualified AuthorityQualified Authority•• OPROPR•• BODBOD•• Design ReviewDesign Review•• Commissioning Commissioning Spec.sSpec.s•• Commissioning PlanCommissioning Plan•• Submittal ReviewSubmittal Review•• Systems ManualSystems Manual

Process (contProcess (cont’’d)d)•• Verify TrainingVerify Training•• Commissioning ReportCommissioning Report•• Warranty ReviewWarranty Review

SystemsSystems•• HVAC & RHVAC & R•• Lighting & Lighting & DaylightingDaylighting•• Domestic Hot WaterDomestic Hot Water•• Renewable Energy SystemsRenewable Energy Systems


Process & System RisksProcess & System Risks

ProcessProcess RiskRisk•• GreenwashGreenwash

–– Lying FibbingLying Fibbing

•• GreenhornGreenhorn–– KnowledgeKnowledge–– Leadership IssuesLeadership Issues

•• UnderbidUnderbid•• TimidTimid•• DisciplineDiscipline

SystemSystem RiskRisk•• ScopeScope

–– WhatWhat’’s in Scopes in Scope–– How Deep is ScopeHow Deep is Scope–– WhatWhat’’s in LEEDs in LEED–– WhatWhat’’s not in LEEDs not in LEED

•• Unproven TechnologyUnproven Technology


ContractorCompletes Field

Data

("Blue" copy)

ComponentVerification

SheetsCx produces/Eng. Reviews

("White" copy)

Shop DrawingData

ContractorCompletes

("White" copy)

Cx IncorporatesShop drawing

Data

("Blue" copy)

Approved sheetsprinted as final

sign off.

("Green"copy)

Cx manualsare turnedover to the

Owner.

"Green" sheetsincorporated

intoCx manual.

COMPONENT VERIFICATION

"Green" testsincorporated

intoCx manual.

SystemVerification

TestsCx produces/Eng. Reviews

("White" copy)

SYSTEM VERIFICATION

Cx produces"Blue" test.

("Blue" copy)

Preliminarytest data

forwarded toCx

Test resultsaccepted by Cx

Test resultsaccepted by

OwnerYes

Review andaccept?

No

Cx audits Bluesheets

Contractorconducts

preliminarytests.

("Blue" copy)

IntegratedSystem Tests

Cx produces/Eng. Reviews

("White" copy)

INTEGRATED SYSTEMVERIFICATION

Yes

Green sign offtest is

produced byCx

Yes

No

No

No

FIGURE #3 - COMMISSIONING DATA MANAGEMENT FLOW CHART

Yes

No

SourceInspection

i.e. FactoryVisits/Tests

InitialInspection

Pre-WorkMeeting

ConfirmProcedures

Follow-UpInspection

After InstallComplete

ResolveIssues

InitialTesting

&Start-up

CONTRACTOR QUALITYCONTROL

"Green" testsincorporated

intoCx manual.

Cx produces"Blue" test.

("Blue" copy)

Preliminarytest data

forwarded toCx

NoContractorconducts

preliminarytests.

("Blue copy)

Green sign offtest is

produced byCx

Yes

No

No

No

Test resultsaccepted by Cx

Test resultsaccepted by

OwnerYes

Review andaccept?

Applied Process & Applied Process & Paperwork DisciplinePaperwork Discipline


Managing Problems (Issues)Managing Problems (Issues)

•• Issue IdentificationIssue Identification•• Issue Types:Issue Types:

–– Level 1 Level 1 –– Test can not proceed until resolvedTest can not proceed until resolved–– Level 2 Level 2 –– Portions of test can not be checkedPortions of test can not be checked–– Level 3 Level 3 –– Does not prevent testing (Punch list)Does not prevent testing (Punch list)

•• Track & Manage on webTrack & Manage on web--based data systembased data system•• DonDon’’t make more problems than you solve.t make more problems than you solve.•• Things may not be a big as you think.Things may not be a big as you think.


Prepare for the UnexpectedPrepare for the Unexpected•• Procedure to update testProcedure to update test

–– Test Version control is crucialTest Version control is crucial–– Changes must occur well in advance of testChanges must occur well in advance of test

•• Procedure to handle deviations during testProcedure to handle deviations during test•• Scope modificationsScope modifications

–– Add unexpected testsAdd unexpected tests–– Audit contractor quality controlAudit contractor quality control–– Oversee third party testingOversee third party testing–– Document control items not commissionedDocument control items not commissioned


Air Handling Unit

FanCoolingCoil

Primary ChilledWater Pump

Variable AirVolume Box

Cooling Tower

Cooling TowerBypass Valve

Chiller

ChilledWaterValve

Bob's Area

Outside Air Supply

VFD

VFD

VFD

1

7

65

4

3

2

Systems Systems ManualManual


Sustained not ValidatedSustained not Validated

•• In LEED ApplicationIn LEED Application•• Probably in OPR & Basis of DesignProbably in OPR & Basis of Design•• Not in Commissioning ScopeNot in Commissioning Scope

–– Sustainable SiteSustainable Site–– Envelope IntegrityEnvelope Integrity–– Water EfficiencyWater Efficiency

•• ConsumptionConsumption•• ReRe--useuse

Wayne A. Dunn PEWayne A. Dunn PESustainable Site: BrownfieldSustainable Site: Brownfield


Green Roof & Green Roof & StormwaterStormwater


Water EfficiencyWater Efficiency


Water Efficiency: AppliedWater Efficiency: Applied

Wayne A. Dunn PEWayne A. Dunn PEEnvelopeEnvelope


Envelope RevealedEnvelope Revealed


LEED LEED ‘‘rr’’ LESSLESS

•• PowerlessPowerless–– PowerPower–– GroundGround–– Data/Telecomm/SecurityData/Telecomm/Security

•• BurnoutBurnout–– Fire AlarmFire Alarm–– Fire ProtectionFire Protection

•• Cheap ToysCheap Toys–– ElevatorElevator–– Docks, LiftsDocks, Lifts–– Fume HoodsFume Hoods


•• Power DistributionPower Distribution–– Buss Duct OverheatBuss Duct Overheat–– Check ConnectionsCheck Connections–– DamageDamage


•• Power DistributionPower Distribution–– Circuit OverheatCircuit Overheat–– Check ConnectionsCheck Connections–– Inspect BreakerInspect Breaker


http://www.connectorproducts.com/new_page_7.htm


Fire Alarm ExampleFire Alarm Example ((Bryan Welsh, Keithly Welsh Associates, Inc.)

•• 290K Sq. Ft. Facility290K Sq. Ft. Facility•• 162 Smoke & Fire/Smoke Dampers162 Smoke & Fire/Smoke Dampers•• 103 of them had problems103 of them had problems•• Fire sprinkler system also had problemsFire sprinkler system also had problems•• System accepted by Fire MarshallSystem accepted by Fire Marshall


AtriumAtrium

Guideline 5-1994 (RA 2001) -- Commissioning Smoke Management Systems

Smoke ControlSmoke Control


Elevator: Tower of AmericasElevator: Tower of Americas

•• Elevator Failures (partial)Elevator Failures (partial)•• 10 published failures10 published failures•• 3 in last few years3 in last few years•• Jan. 11, 2006Jan. 11, 2006

–– 12 people trapped12 people trapped–– 45 minute period45 minute period–– No reason given for failureNo reason given for failure

•• Restaurant at TopRestaurant at Top–– Apparently food is goodApparently food is good☺☺


Decisions, Decisions, DecisionsDecisions, Decisions, Decisions

All

Mech., E

lec. &

Envelope

Mech. &

Elec.

HVAC & Power

HVAC

TAB & Controls

TAB

Code Complian

t

N o Com m iss ioningT urnover

S tar t-up & Ac c eptanc eCons truc tion

D es ign

M in . Risk / M ax . $

M o derat e Risk / $

M ax . Risk / M in . $

Ris

k M

anag

emen

t

Increas ing S cope


Evaluate Risk and Risk ToleranceEvaluate Risk and Risk Tolerance•• System DrivenSystem Driven

–– Risk FactorRisk Factor–– AvailabilityAvailability–– DowntimeDowntime–– Single pointSingle point

•• LEED DrivenLEED Driven–– Key elementKey element–– Energy ratingEnergy rating–– M & VM & V


Decide Scope Early: No SurprisesDecide Scope Early: No Surprises

Actual Project Cost

Professional Fees

Time

Expe

nditu

re

Commissioning Involvement

Phase 1Expression Of Interest

CapitalProfile

Expenditure(approx..)

Phase 2ConceptDesign

Phase 3DesignDevelopment

Diminishing degree of control

Phase 4Construction

Phases 5&6Occupancy& Monitoring


Mission: Risk Managed ValueMission: Risk Managed Value

•• Invest in Understanding & Evaluating RiskInvest in Understanding & Evaluating Risk–– What do you expect from SATWhat do you expect from SAT’’s?s?

•• Detail Scope and Scope DepthDetail Scope and Scope Depth–– What subjects do you want on your SATWhat subjects do you want on your SAT’’s?s?–– What grade will you be happy with?What grade will you be happy with?

•• Establish & Use ContingencyEstablish & Use Contingency–– Discover you got trouble with Composition!Discover you got trouble with Composition!

risk management - bcxaprerequisite 1: fundamental cxof energy systems required. prerequisite 2:...

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