Acceptance and Testing for Quality Turnover to Sustainable Operations & Maintenance

Transcription

1 Acceptance and Testing for Quality Turnover to Sustainable Operations & Maintenance PAUL M. RASCHILLA, PARTNER M B A, E P M, C H C, C B C P, L E E D A P, C M V P, C S D P AKF GROUP LLC

2 AKF Group LLC is.... A Registered Provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for Non-AIA members are available on request. This program is registered with the AIA/CES for continuing professional education. As such it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

3 Learning Objectives At the end of the this course, participants will be able to: 1. Learn how to use commissioning to supplement the Design and Construction document process for a better system. 2. Learn what the key steps necessary for training hospital staff for better operations and maintenance. 3. Learn how to line up the project contract responsibilities for a quality turnover to operations. 4. Learn about the basic tasks required for a quality acceptance and turnover process that address system deficiencies.

4 ASHE HFCx Guideline Note A similar handbook for higher education would be helpful American Society for Healthcare Engineering of the American Hospital Association (ASHE of the AHA) ASHE published the Health Facility Commissioning (HFCx) Guidelines in 2010 and handbook in Builds from the ASHRAE & AIA Cx Guidelines Highlights transition to Sustainable Operations and Compliance for Health & Educational Research Facilities

5 The Importance of Formal Acceptance and Turnover Process Verify that the Contractor installed what was bought by the Owner. Clearly signals installation completion and warranty start dates. Reduce the amount and cost of Day 2 Proposed Change Orders. Improve the end user transition into the new space. New system O & M training for Energy and Compliance

6 The Typical Commissioning & Testing Phases Programming Phase Design Phase Construction Phase Acceptance Phase Integrated Systems Testing Post-Occupancy/ Warranty Phase

7 Acceptance Phase Milestones A formal Acceptance Phase is the most important Milestone in the Construction Process Whether performed by a 3 rd party, the House, Owner s Representative, or GC with A/E/House Witnessing. Clear contract expectations for Acceptance, Turnover, and Closeout. OPR + BOD = Construction Documents? CONFIRMED, then Verified Installation + Validated Performance = ACCEPTANCE

8 Roadmap to Final Acceptance INITIAL System Acceptance Integration System Tests Performed System Performance Verification Seasonal Testing and Final Tie-In Sequence of Operation Approved Equipment Functional Verification Record Submittals/ Tests/TAB Received Issues Log Items Completed Vendor Startup Forms SPEC Testing Pre-startup Checklist Final System Acceptance Factory Acceptance Tests

9 Do Contract Deliverables Match Responsibilities? What are the expectations for Closeout and Turnover? Does your team use a Project Closeout Checklist? Is the Commissioning Authority the Acceptance Authority? How do the EOR, Special Inspection and AHJ Inspections overlap? Payment retainage for deliverable enforcement outlined?

10 How do we Fund the Acceptance Effort? Deferred Maintenance Project Capital New York State Energy Research and Development Authority (NYSERDA) Ongoing Repair & Maintenance Budget New Construction Project Capital Marketing and Fundraising for Green initiatives and Certificate Continuous improvement is the key to strategic cost efficient success. More accurate budgets and costs with metering and verification Environment of Care budget line item Departmental budget for specialty equipment or services

11 What s the Institution s project flow from Programming to Operations? Does the Facility have a Turnover Protocol? How do we Closeout a Project? Who for the Owner s Team is responsible for Accepting the M/E/P and FP Equipment and Systems? What internal documents have to get updated for Compliance? Can the House maintain and test all this new equipment? Was Operations involved in the project before catching the Turnover?

12 Develop an Acceptance & Turnover Plan COAST from Construction to Operations COORDINATE with Design, Operations, Commissioning, Inspection and Contractor Testing ORGANIZE Responsibilities ACCEPTANCE Spec Checklist of Contract Deliverables SEQUENCE of events and Milestones into schedule TRANSITION from Performance Requirements to Operations

13 Acceptance Team Resources Plant Operations Engineerin g Operations Fire Safety & Security Other AHJs Cx & Testing Team Manageme nt Facilities Design & Constructi on Contractor s Environmen t of Care

14 Expectations for the Acceptance Team Add LUSTER to the Project LOG all commissioning related issues and known deficiencies with expected dates of completion by the contractor. UPDATE to Operations on progress. SUMMARY of the accuracy and completeness of each system Turnover package. TRACK the status of documentation and testing for each equipment and system. ENCOURAGE the development of acceptance documentation. RECEIVE compliance and energy training.

15 Post Operations and Occupancy Acceptance CLOSE the loop with Operations CORRECTIVE action process for defects found during warranty period LINE-UP Maintenance and CMMS System ORGANIZE seasonal or deferred Functional Performance Testing SELECT responsible champion for the effort until work is completed. ESTABLISH compliance and energy metrics relative to performance.

16 Formal Acceptance Meeting Agenda INSURE Follow-up and Transition to Operations INVITE with expectations NOTIFY Operations and End Users SIGN IN and Minutes UNDERSTAND Issues REVIEW Specified Materials EXCEPTIONS to Accepted Systems

17 Turnover for Sustainable Operations O & M Staff has been adequately trained; We understand the building s energy use and demand; We have proven out the design and operational performance intent; The actual control sequences for major systems are clearly documented; Equipment nameplate information, maintenance, and potential warranty issues are clearly outlined;

18 Operations Preparation for Ongoing Compliance A contact list of Installer, Manufacturer and Vendor for each piece of equipment has been provided with copies of the Warranties Current O&M practices are updated as to integrate the new equipment into the ongoing maintenance and compliance documentation effort. CMMS and service Contracts updated. Service contracts and regulatory documents amended.

19 Commissioning & Testing For Acceptance & Turnover Summary Each project requires an Acceptance and Turnover Plan for Closeout. Clearly identify the roles and responsibilities of each Project Team member. Highlight contract deliverables during scope review and kick off meetings. The EC, O & M, Closeout, and Turnover Processes are linked. Assign a responsible party as the Accepting Authority. Better understanding of which Compliance Documentation are affected and require updates. Reduces the risk of partial acceptance and warranty pit falls. Improves project management, invoicing and change management. Closeout starts at the Project Award to the Design Team.

20 Questions / Comments AKF / Paul Raschilla, Partner, CHC, EMP, CBCP, LEED AP / D: / PRaschilla@akfgroup.com One Liberty Plaza, 165 Broadway, 22nd Floor / New York, NY / BALTIMORE/ BOSTON / MEXICO CITY / MINNEAPOLIS / NEW YORK / PHILADELPHIA / PRINCETON / PUEBLA / STAMFORD Global Engineering and Specialty Services