Building Enclosure Commissioning: Who, What, When, Why, and How?

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1 Building Bridges to Net Zero Building Enclosure Commissioning: Who, What, When, Why, and How? Thomas J. McMullan III, PE Wiss, Janney, Elstner Associates, Inc. Associate Principal Philadelphia, PA 1

2 Learning Objectives At the conclusion of the program the participants should: 1. Possess a general understanding of what Building Enclosure Commissioning (BECx) is and when it should be performed. 2. Be familiar with types of industry tools and techniques that are used when commissioning a building enclosure. 3. Understand the importance of maintaining independent oversight of the design and construction process. 4. Be able to identify lessons that can be learned from the BECx process.

3 Why Commissioning? Because we want to avoid this and strive for this. Maharishi University of Management s Sustainable Living Center, Fairfield, Iowa

4 What is Building Enclosure Commissioning? The Building Enclosure Commissioning (BECx) process establishes appropriate and quantifiable metrics for performance testing and verification that demand accountability at every stage of the design and construction process. Trust but verify

5 Why Do We Need It? Compartmentalization of Design (Architect s Responsibility?) Declining Skill in the Construction Trades?

6 Why Do We Need It? Increased expectations (Owner/User) Shift from Over Design to Efficient Design Quantifiable Building Performance (LEED/LEED HC) ENERGY EFFICIENCY

7 What Can Go Wrong? Bulk Water Leakage - Uncontrolled rainwater penetration and condensation are two of the most common threats to building enclosure performance. - Together, they represent up to 80% of all construction-related claims in the United States.

8 Air Leakage What Can Go Wrong?

9 What Can Go Wrong? we have been specifying this wall assembly for 30 years and never had a problem Architect

10 What Can Go Wrong? Vapor Diffusion

11 What Can Go Wrong? All the above?

12 What Enclosures are being Commissioned Now? Government National Geospatial Intelligence Agency BRAC 133 Washington Headquarters Service (Department of Defense)

13 What Enclosures are being Commissioned Now? Government Universities Wisconsin Institute of Discovery University of North Carolina at Chapel Hill Genome Science Building

14 What Enclosures are being Commissioned Now? Government Universities Museums National African American Museum of History and Culture (NAAMHC) Museum of the American Revolution

15 What Enclosures are being Commissioned Now? Government Universities Museums Hospitals (LEED HC) Inova Health Campus Geisinger Clinical Laboratory

16 What Enclosures are being Commissioned Now? Government Universities Museums Hospitals High end Commercial Constitution Center

17 Is Residential Any Less Important?

18 What Does the Owner Expect? NO Uncontrolled Water Penetration (Can t Leak) NO Interior or Exterior Finish Damage (Looks Good) NO User Discomfort (Feels Good) NO High Energy Bills (Don t Cost Much) NO Structural Deficiencies (Can t Fall Down) LEED Points (Get My Plaque)

19 The BECx Process ASTM E Standard Guide for BECx ASTM E2813 Standard Practice for BECx

20 The BECx Process Pre Design Establishing performance objectives that will support and enhance the comfort and productivity of the end user by ensuring that the goals associated with initial design and construction costs are properly aligned with the long term objectives of energy efficiency, serviceability, durability and performance (the hallmarks of good design practice and, arguably, the very definition of sustainable design). OPR/BOD Development Energy Environment Safety Security Durability Sustainability Operation Other

21 The BECx Process Pre-Design Sample OPR

22 The BECx Process Design: Ensuring consistency during the design process by requiring that some performance objectives established at conception are properly maintained throughout the Schematic Design, Design Development, and Construction Document phases of the project.

23 The BECx Process - Design Independent peer review of all applicable systems at various stages of design. Schematic Design Design Development Construction Documents

24 The BECx Process - Design Hygrothermal and Thermal Analysis (THERM, WUFI, etc.?) Garbage in Garbage out.

25 The BECx Process - Design Hygrothermal Analysis Winter Conditions Layer Material Thickness Conductivity Conductance Resistance ΔT Temperature Permeability Permeance Resistance ΔP w P w P ws RH in Btu in/(hr ft 2 F) Btu/(hr ft 2 F) (hr ft 2 F)/Btu F F ng/(pa s m) ng/(pa m 2 s) (Pa m 2 s)/ng Pa Pa Pa % Interior Air Temperature Interior Film Interior GWB with Latex Paint Stud Cavity Spray Polyurethane Foam Exterior Gypsum Sheathing Vapor Impermeable WRB Mineral Wool Insulation Air Space Brick Masonry Exterior Film (Winter) Exterior Air Temperature ƩR ƩR v 0.38 or just rely on good ole Building Science fundamentals.

26 The BECx Process - Design Establishing Performance Testing Requirements unique conditions

27 Pre Construction: Verifying the design through detailed and effective submittal review, followed by the construction and subsequent performance testing of a full scale pre construction mock up and further design refinement as required to better reflect the realities that exist among the building contractors and trades without sacrifice to the performance objectives established for the project. The BECx Process

28 The BECx Process Pre-Construction Mockups and Testing (Off Site or On Site)

29 The BECx Process Pre-Construction Shop Drawing Review and Coordination

30 Construction: Validating the construction by working closely with the individual contractors and trades to periodically review and evaluate the work in progress, as well as to provide technical guidance and quantifiable field quality assurance testing at critical stages throughout the construction process. The BECx Process

31 QA/QC Site Visits The BECx Process Construction

32 The BECx Process Construction Fabrication Plant Visits

33 The BECx Process Construction Start of Work Mockups and Testing

34 The BECx Process Construction Continued Performance Verification Testing (Milestones)

35 The BECx Process Construction

36 Post Occupancy: The BECx Process Improving performance and the future of truly sustainable design through a carefully crafted, well conceived Post Occupancy Performance Evaluation Program that analyzes actual performance in a manner that is quantifiable and can be accurately measured against the performance objectives established at the outset of a project (the necessary evolution of good design practice will rely heavily upon this step).

37 LEED v4 Certification and BECx Building Enclosure Commissioning has been included in LEED Certification to ensure actual energy usage matches predicted usage. BECx Agent must: Review contractor submittals. Verify inclusion of systems manual requirements in construction documents. Verify inclusion of operator and occupant training requirements in construction documents. Verify systems manual updates and delivery. Verify operator and occupant training delivery and effectiveness. Verify seasonal testing. Review building operations 10 months after substantial completion. Develop an on going commissioning plan.

38 Ballpark Cost Considerations Full Scope BECx % of the total construction costs (large projects) (roughly $100,000 - $500,000) Complexity of the Building Construction Schedule OPR Just remember you typically get what you pay for! Limited Scope BECx (should this qualify?) < $100,000 Are we simply checking the box?

39 Is It Worth the Cost? $12M Original Construction Cost $6M Claim $1.2M +/ in Masonry Repairs

40 Is It Worth the Energy? - Building Sector consumes approximately 41% of all energy produced in the United States. (Oak Ridge Laboratory, 2012) - Almost 39% of energy consumed by buildings sector is accounted for by space heating and cooling (DOE Buildings Energy Databook, 2012) - The building enclosure is responsible for about 25% of building energy use Energy use in residential buildings International Energy Agency, 2008 Berkeley National Laboratory; Oak Ridge National Laboratory; Department of Energy Buildings Energy Databook, 2012

41 - Some studies suggest that thermal insulation (in walls, roof and floor) and low infiltration strategies reduced energy consumption by 20 40% and 20%, respectively Is It Worth the Energy? Annual Use, BTU x Weatherization programs can save 10-15% of a building s energy use Berkeley Laboratory, Deep energy retrofit study, % -39% w/o Air Barrier w/air Barrier -43% -11% -7% Bismark Minneapolis St. Louis Phoenix Miami Sadineni, et al.; Passive Building Energy Savings Impact on HVAC Energy Use e.g., 4-story Framed, Multi-family Source: NISTIR 7238, Investigation of the impact of Commercial Building Envelope Airtightness on HVAC Energy Use, S. J. Emmerich, Tim McDowell, W. Anis

42 Is It Worth the Energy? Zhivov and Herron, JBED Summer 2011, Improvement of Air Tightness in US Army Buildings Percent annual energy savings in a U.S. Army barracks building due to air tightness improvement for U.S. climate zones.

43 What is the Future for BECx?

44 BECx offers: - Improved quality control Conclusion - Mitigation of risk and liability - A proactive, rather than reactive, approach to design and construction - An interactive process that improves final product - Increased client satisfaction Optimum building performance begins at conception D.Lemieux; Trust, but Verify Building Enclosure Commissioning in Sustainable Design, 2008

45 Thomas J. McMullan III, PE Wiss, Janney, Elstner Associates, Inc.

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