Building Systems Commissioning: Ensuring Quality. Michael P. Della Barba Director of Commissioning Services Environmental Health & Engineering, Inc.

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1 Building Systems Commissioning: Ensuring Quality Michael P. Della Barba Director of Commissioning Services Environmental Health & Engineering, Inc.

2 EH&E Company Profile Established in 1988 Headquarters in Newton, MA Over 50 technical professionals in building engineering, environmental sciences, and product testing services

3 EH&E Company Profile Over 4,500 building studies More than 20M square feet in commissioning services Research laboratories (BL-3) Hospitals and healthcare facilities Higher educational facilities Commercial development

4 Overview Expectations Issues Completion Inchstone Approach to Successfully Managing Construction Projects

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7 Insert transition bldg

8 Owner Expectations A building that performs as designed (and meets owner's expectations) when completed and occupied. Successful Completion

9 Meeting Owner Expectations Road to Completion Project Design Intent States owner s project requirements Design 100% Contract documents Foundation of project requirements Construct Install, start, complete Occupy

10 Meeting Owner Expectations Project Contract Promise that the project will be delivered per the contract documents and occupancy requirements

11 The Reality It is rare that contract completion and occupancy occur simultaneously as planned. System Operation Optimum Performance

12 Impact: Occupancy Rules Once a new building is completed and occupied, the emphasis is on productivity, operations and maintenance. The opportunity to achieve performance as designed and intended from an efficiency and life cycle investment perspective is severely impacted after occupancy.

13 Actual Lab Building Timeline

14 Months Post-Occupancy to Cx Completion Dormitory Athletic Facility Dormitory Dormitory Science Building/Student Center Laboratory

15 Sustained Performance Expectation vs. Reality Expectation Maintain the designed and expected level of operational performance over time. Reality Difficult to achieve if expected level of performance has not been met at occupancy.

16 Impact of Occupancy on Systems Compromises Equipment Life 10% Other 12% Energy 11% Occupant Productivity 5% Repair and Maintenance 62% * CAL = EH&E Commissioning Action List

17 Project Completion Three stages to construction completion: 1. Substantial Completion 2. Occupancy 3. Final Completion

18 Substantial Completion On-site perspective Building is functional Acceptable to the local code officials Certificate of Occupancy issued Power Life safety Ventilation systems All outstanding issues become punch list items

19 Substantial Completion American Institute of Architects (AIA) definition The stage in the progress of the Work where the Work or designated portion is sufficiently complete in accordance with the contract documents so that the owner can occupy or utilize the Work for its intended use

20 Substantial Completion EH&E Perspective: Performance-Based Installation Start-up Controls Balancing Commissioning is essentially an acceptance process where systems need to be complete prior to performance testing.

21 Final Completion Key Elements Installation, Start-up, Controls, Balancing Testing and Verification Operator Training Documentation Transfer Construction is walk-away done and systems performance has been proven.

22 Actual Lab Building Timeline

23 Actual Lab Building Timeline

24 Same Process/New Perspective Inchstone Management

25 Inchstone Management Traditional milestone vs. inchstone Critical project requirement that can be measured by an associated tangible deliverable.

26 Milestones to Inchstones Design Construction Substantial Completion Final Completion Contract documents Certificate of Occupancy Punchlist Completed Final Completion

27 Design Phase Owner project requirements (basis of design) Performance parameters Material & equipment Milestone 100% Contract Documents

28 Design Phase Inchstones Contract Specifications Submittals/approvals/tracking Manufacturer requirements Contractor plans (start-up, balancing, training) Controls completion & check-out documentation Substantial completion expectations

29 Construction Phase New Submittals for Inchstone Evaluation O&M Manuals: Manufacturer s requirements for installation, start-up, and operation Contractor Plans for: Installation Start-up Balancing Demonstration Training

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33 Contractor Implementation Plans Who Team members What Scope Prerequisites When Related to the construction schedule

34 Construction Phase Inchstone Examples Approved submittals tracking Pipe/duct pressurization tests Installation, start-up, balancing, & training plans Start-up reports (per manufacturer s requirements) Controls point-to-point check-out sheets Air/water balancing reports Equipment/system performance test reports Controls trend data Training implementation report

35 Construction Phase Inchstone Examples Approved submittals tracking Pipe/duct pressurization tests Installation, start-up, balancing, & training plans Start-up reports (per manufacturer s requirements) Controls point-to-point check-out sheets Air/water balancing reports Equipment/system performance test reports Controls trend data Training implementation report

36 Occupancy Phase Inchstone Examples Complete O&M manual packages Equipment testing & start-up documentation As-Built drawings Completion checklist Warranty documentation

37 Sustainable Performance Performance Specified by Design Team to satisfy Owner s Project Requirements, based on Product Manufacturer s Requirements

38 Formula for Sustainable Performance Installation Equipment Manufacturer Design Capability Installation Performance Start-up Maintenance

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40 Identifying Inchstones

41 Start-up Specification Unit Manufacturer's Representative/Start-Up Services: Each individual unit interior and exterior shall be inspected and reviewed by the unit manufacturer s representative, before start-up. The unit manufacturer shall supervise the installation of final filters, the removal of all component shipping blocks, removal of any and all interior and exterior cleanliness protection, and the removal of any duct covering protection. Units shall then be started-up by the unit manufacturer in conjunction with the contractor. Start-up shall include run testing the fan, and confirming the vibration parameters, etc., of the fan assembly, all per submitted test procedures. The unit manufacturer shall submit a written start-up report to the architect.

42 Start-up Specification (cont d) The HVAC Contractor, as applicable, shall commission and set in operating condition all major equipment and systems, such as the condenser water, hot water and all air handling systems, etc., in the presence of the applicable equipment manufacturer's representatives, and the Owner and Architect's representatives. In no case will major systems and equipment be commissioned by any of the Contractor's forces alone, without the assistance or presence of the equipment manufacturers.

43 Inchstone Inchstone Start-up requirements per submitted test procedures Deliverable Written start-up report Potential Impacts Performance Safety Equipment Life Warranty Process Failure

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45 Howden Buffalo, Service Manual, Installation and Maintenance of Axial Flow Fans.

46 Control Specification Example 2 Upon completion of the project, the Contractor shall: Fine-tune and de-bug all software control loops, routines, programs and sequences of control associated with the control system supplied. Completely adjust and make ready for use, all transmitters, relays, damper operators, valves, etc., provided under this Section. This Contractor shall furnish copies of complete, detailed, calibrating checkout and commissioning documentation for each controller. Documentation shall list each procedure and shall be signed by the control specialist performing the service.

47 Inchstone Inchstone Controls completion Deliverable Completed point-to-point check-out documentation Impact Schedule Delays Performance Process Failure

48 Balancing Specification Example 3 Balance and testing shall not begin until all HVAC systems have been completed and are in full working order, as determined by the Architect. Where construction is phased, the Testing and Balancing Contractor shall submit a plan of action which outlines how each phase will be balanced and how, when completed, the entire system will be verified to be tested and balanced Before testing and balancing commences, the testing and balancing agency shall receive notification, in writing, from the Mechanical Contractor that the system is operational, complete, and ready for balancing.

49 Inchstone Inchstone HVAC mechanical system completion Deliverable Mechanical contractor written notification Architect approval Impact Schedule delays Performance Maintenance Process Failure

50 General Requirements Example 4 DISCREPANCIES IN DOCUMENTS A. Where Drawings or Specifications conflict or are unclear, submit clarification request in writing before Award of Contract. Otherwise, Architect's interpretation of Contract Documents shall be final, and no additional compensation shall be permitted due to discrepancies or unclarities thus resolved. B. Where Drawings or Specifications do not coincide with manufacturers' recommendations or with applicable codes and standards, submit clarification request in writing before installation. Otherwise, make changes in installed work required for compliance with manufacturer instructions or codes and standards within Contract Price.

51 General Requirements Example 4 (cont.) C. If the required material, installation, or work can be interpreted differently from drawing to drawing, or between drawings and specs, provide material, installation or work that is of the higher standard. D. It is the requirement of these contract documents to require provision of systems and components that are fully complete and operational and fully suitable for the intended use. There may be situations in the documents where insufficient information exists to precisely describe a certain component or subsystem, or the routing of a component or its coordination with other building elements. In these cases, where notification required by Paragraph (A) above has not been submitted, provide the specific component or subsystem with all parts necessary for the intended use, fully complete and operational, and installed in workmanlike manner either concealed or exposed in accordance with the design intent.

52 Inchstone Inchstone Design Intent Clarification Deliverable Information request and response Impact Performance Cost Schedule delay Process Failure

53 Benefits Focus on key objectives and deliverables throughout project lifecycle Project controls are embedded in project delivery process Performance influencing attributes are qualified Logical, cost effective, contract-based

54 EH&E Inchstone System Developed from specification language Management system Performance based Housed on SharePoint All documents available System transparency Tracking/scheduling overlay

55 Inchstone Process Succeeds 1. Establishes critical dependencies 2. Reduces time to correction 3. Improves accountability (puts teeth in process)

56 Summary Apply inchstone management to all building systems Strengthen contract requirements Identify process inchstones Demand deliverables at the appropriate phase Track deliverables and assess risks Tie progress payment at substantial completion to inchstone deliverables

57 Michael P. Della Barba Director of Commissioning Services Environmental Health & Engineering, Inc