Introduction. Agenda. New and Existing Facilities. Cx Programs & Terminology. Building Commissioning. Commissioning. D.

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1 New and xisting Facilities D. ric Gregory, CCP Commissioning Manager Sustainable Performance Program Manager mory University (404) Introduction Cx Manager at mory University 6+ years o Commissioned 16 of 24 of mory s LD buildings. 8 more pending o Re Commissioned 14 existing buildings to date. o Developed and initiated mory s Sustainable Performance Program Cx Consultant 8 years o Higher ducation & Government clients Certified Commissioning Professional o Association each type of Commissioning Program Objective: Agenda Provide key aspects in which to develop or enhance your in house program Provide key aspects in which to ensure your CxA brings value to your project. Cx Programs & Terminology Commissioning (Cx) o Process applied to new projects Retro Commissioning (RCx) o Cx of an existing facility that was never commissioned Re Commissioning (Re Cx) o Cx of an existing facility that has been commissioned Continuous Commissioning o Data driven monitoring of performance o a.k.a. Persistence Cx, Monitoring Based Cx, On going Cx xisting Building Commissioning (BCx)

2 Commissioning (C x ) A systematic process to ensure building systems perform according to the Owner's Project Requirements. a quality oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria. ASHRA Guideline Key Objectives of Cx Verification of the OPR, particularly the functional intent Systems and equipment are maintainable Verification that O&M Manuals and As builts are correct and complete, and facility operating personnel have been provided adequate training Owner s Project Requirements (OPR) a.k.a. the Design Intent Document Document written by Owner Details Owner s expectations and goals entailing all aspects of the facility Typically includes: Project goals Performance criteria quipment and system preferences Cost considerations Benchmarks Measures for success Owners Project Requirements Commissioning Plan Commissioning Kick off Meeting Project Implementation Timeline of key tasks of the Cx Process Initial Design Document Basis of Design Final Design Document Spec Commissioning Kick off Meeting Construction Checklists Submittal Pre Functional Testing Start up Functional Testing O&M Owner Training Cx Report Seasonal Testing Warranty PLANNING DSIGN CONSTRUCTION PR OCCUPANCY POST OCCUPANCY

3 Planning Phase stablish C x Scope Systems to be Commissioned Duration. Strive to begin no later than the SD phase of design, and conclude at the end of the 1 year warranty period Indicate design submittals to be reviewed. SD, DD, 50% CD, 100% CD Indicate meeting frequency, site visit frequency Planning Phase Sample Cx Scope of work located at : Sample Commissioning Scope of Work Determine extent of functional testing of like equipment Determine LD responsibilities High I N F L U N C Low Planning / Design Programming Development Schematic Design INFLUNC VS. XPNDITURS Major Influence Rapidly Decreasing Influence Low Influence INFLUNC Construction Documents Construction XPNDITURS Occupancy & Close-Out Large X P N D I T U R S Normal Planning Phase The RFP for Cx Services Recommendations for your Cx RFP: Ask for the design phase to be broken out of the fee proposal. This provides flexibility to both parties to fine tune the Cx scope once the design is complete. Ask for firm experience on like projects Ask for team member resumes Ask for a break down of percentage of involvement for each team member Along with the RFP and Cx SoW, provide the OPR and any other planning documentation that will best explain the project. The ability to control cost on a project diminishes as the project moves from design through construction. Changes should be made as early as possible during the process. Changes made during the design phase are easier to implement than during the construction phase. This concept is summarized by these curves.

4 Planning Phase Selecting the Commissioning Authority (C x A) Qualities to look for in a CxA: Choose a firm that specializes in Cx If hiring a design firm, make sure the firm has a dedicated Cx group Use caution with firms that don t have a primary focus on Cx the Oh, we do that too firm. Planning Phase If you have campus standards, include Cx. Here is a link to mory s: ith_guidelines.html Section General Commissioning Requirements Section Facility Shell Commissioning Typical Commissioning Cost Depends on C x Scope Contributors to Higher Cost More Systems More Complexity Team xperience 0.5% to 1.5% of Construction Costs 2.0% to 3.0% of System Costs $0.50 to $2.00 per square foot Design Phase Cx Design Objectives BOD consistent with OPR Design consistent with BOD Identify energy efficiency opportunities System access and maintainability The CxA helps add the necessary details to ensure performance Design review is not A contest between the CxA and the Design Team Backseat driving Value ngineering Life cycle cost analysis Code compliance Confrontational

5 Design Phase Documenting the Design Design Phase Coordination The CxA develops Cx specifications for incorporation into the project specifications. The following is an excerpt from a typical mory Cx SoW: The commissioning specifications shall include, at minimum, the following: List of systems being commissioned Cross references to all applicable and related sections Definitions Communication and coordination protocols Submittal requirements to the CxA Cx Process overview Responsibilities of each Cx Team member Acceptance criteria is defined, along with minimum acceptance percentages of sample verifications. Cost of retesting requirements Failure due to manufacturer defect responsibilities Training overview Deferred testing requirements Occupied optimization phase requirements Sample commissioning checklists and functional test scripts BAS point data trend intervals and number of samples, as well as final format desired, whether tabular or graphical. Cx kick off meeting with the Design Team to foster collaboration Construction Phase Kick off meeting with construction team to foster collaboration. Over come Contractor resistance. The Cx process saves contractor call backs during the warranty period Contractor Submittal review objectives Compliance with OPR, BOD, and design documents Confirm quipment efficiencies quipment manufacturers allowed? quipment warranty stated and meet spec? Physical dimensions do not create other issues? Verify the particular service clearance requirements will work Can it be commissioned? Can it be maintained? CxA review should be concurrent with Design Team, and CxA comments fed to the Design Team for final incorporation back to the Construction Team Construction Phase Site Observation Cx Observation - Document with references to contract requirements and photos

6 Construction Phase Pre Functional Checklists Static checklists to be completed prior to functional testing Specific to ach Item of quipment Do we have all the right components? Is it installed correctly? Pre Occupancy Phase (or Acceptance Phase ) Functional Performance Testing a.k.a. Acceptance Testing Specific to each System valuates system integration Is it working properly under normal and design conditions? Is it working properly under emergency conditions? Is it working efficiently? Seasonal testing Is it ready for functional performance testing? Pre Occupancy Phase (or Acceptance Phase ) Key Cx Tasks: submitted Operation & Maintenance Manuals for completeness and accuracy Cx oversees the contractor provided training Have your Cx provide training Focus on system interoperation, which is typically not covered by traditional contractor training on supplied equipment functional intent. Many operators are not involved during design so are not knowledgeable of the designed functional intent. Post Occupancy Phase (or Warranty Phase) Key Cx Tasks: Seasonal testing Trend analysis to confirm energy saving control strategies Discuss with building managers and O&M staff any operational and warranty issues. Complete the Cx Report & System Re Cx manual OPR / BOD C x Plan Completed Pre Functional Inspections Installer Test Results / Field Tests Functional Performance Test Results Operator Training Records O&M / As built review As commissioned setpoints and parameters that are adjustable by design.

7 Questions on New Building Commissioning? Why is anything more than new project commissioning needed? Building performance degrades. Why? Re purposed & renovated spaces Operator error / lack of understanding Control sensor calibration drift Preventative Maintenance New construction Cx verifies the performance to the design intent. It does not do a good job of optimizing performance to the occupied building. Over engineering with safety factors 1 contract RCx / ReCx Planning Phase Selecting the project - Which building(s) gives me the biggest bang for my buck? $/sf utility cost Consider Age DDC System Comfort Complaints 1 contract Retro or Re? Scope the Project Source: van Mills, LBNL, 7/21/2009 Transition to Continuous Cx

8 RCx / ReCx Planning Phase Understand the current operating requirements A few key considerations: What is typical occupancy? Re-purposing of space since construction or re-commissioning event Current preventative maintenance program Temperature and humidity requirements Operating hours Re mory 14 xisting Buildings in the program to date, entailing approx. 2.1M s.f.: o 8 buildings complete to date o 6 more undergoing CM implementation Investigation phase cost = $0.32/sf Implementation cost of the 14 buildings = $2.1M. stimated annual cost savings is $1.3M $1.5M. Roughly a 2 year payback & 20% annual cost savings. Are the original design documents still applicable? RCx / ReCx Return on Investment Goals: Continuous Commissioning Sustaining Performance nsure a facility s utility consumption is in alignment with its baseline design, and avoid performance degradation over the life-cycle of the system. Strive to improve building baseline performance through proactive operation, monitoring and optimization. Maintain the Current Functional Requirements throughout the life of the facility. nsure systems will effectively and optimally serve re-purposed spaces. Source: van Mills, LBNL, 7/21/2009

9 Data-driven Strategies: Continuous Commissioning Sustaining Performance Trend utility meters to analyze and understand consumption patterns through varying loads and seasons. Trend controlling setpoints and outputs to confirm stable control. Utilize the BAS system to alarm equipment operating issues that will impact energy consumption. o Automated fault detection sequences Right-size performance at the zone level. Operational Strategies: Continuous Commissioning Sustaining Performance Implement optimal maintenance frequencies and sensor calibrations Monitor non-energy performance metrics such as comfort calls, occupant satisfaction, indoor air quality, etc. Coordinate and optimize periods equipment can be turned off. Follow through that energy related work orders to Facility Maintenance departments are appropriately completed. Train, Train, Train your operating staff New Const. Cx In Summary Continuous Cx Questions Re Cx RCx D. ric Gregory, CCP Phone: (404) eric.gregory@emory.edu