Building Commissioning

Transcription

1 Building Commissioning Roles, Responsibilities, and Benefits 2010 ASHRAE Annual Meeting CxA WORKSHOP Saturday, June 26, 2010 Jim Magee, CxA, LEED-AP Facility Commissioning Group

2 Overview Cx Advocacy, Economics, Benefits Associations, Certifications, Guidelines Commissioning Team Commissioning (Cx( Cx) ) Process Cx Team Roles and Responsibilities Commissioning Website Resources Discussion

3 Commissioning Advocacy, Economics, Benefits ACG CxA WORKSHOP WEBINAR

4 Why Commission? Better Buildings Building owners are finding that the energy, water, and productivity savings achieved by commissioned buildings can offset the cost of the commissioning process. Studies indicate 8 to 20 percent savings in building operating costs over those in a noncommissioned building. (Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)

5 Why Commission? Better People Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems.

6 ACG CxA WORKSHOP WEBINAR

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11 ACG CxA WORKSHOP WEBINAR

12 What is Commissioning? A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner s documented project requirements and the construction documents. It begins in pre-design and continues through design, construction, and the life of the facility. (BCA draft document, 2004.)

13 What is Commissioning? Design Intent Document Details functional requirements and Owner s expectations of how a building will be used and operated - OWNER S PROJECT REQUIREMENTS Basis for building commissioning Basis of Design The concepts, calculations, decisions, and product selections used to meet the OWNER S PROJECT REQUIREMENTS

14 What Commissioning is NOT? Completing Standard Forms Contractors QA/QC Program Verification of the Contractors QA/QC Program Construction Inspection Construction Management Substitute

15 What is Commissioning? (validates the design!) Design Intent Commissioning Commissioning validates the design! That the design works and meets the design intent retro ; re ; or ongoing Cx Design Construction O & M That the construction is installed correctly per the design Inspections validate construction ACG CxA WORKSHOP WEBINAR Changing Needs This is not commissioning!

16 Objections To Commissioning Haven t t I already paid for a quality building in my design and construction fees? Designer s (A/E) services typically do not include field verification that their design works as intended. Construction Manager s services typically do not include functional verification that the installed systems meet design intent.

17 Objections To Commissioning Isn t the Commissioning Authority just a bigger hammer for the owner to use to pound the designer and contractor? No. The CxA must be a team builder by using the commissioning process to the benefit of all. No. The CxA should respect the traditional construction disciplines. The CxA has a distinct responsibility to owner for system quality and performance.

18 Objections To Commissioning Isn t commissioning just another layer of inspection? The CxA is not a layer, but a catalyst for communication that makes quality solutions possible. The CxA is not inspector (fault finder, accuser). The commissioning process provides verification that Owner s Project Requirements implemented in design and construction.

19 What Does Commissioning Cost? Commissioning(Cx) (New Construction) 0.5 to 1.5 Percent of Total Construction Cost Retrocommissioning (RetroCx) (Existing Construction) 3.0 to 5.0 Percent of Total Operating Cost Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998

20 Commissioning Costs Commissioning New Construction Approximately 2%-3% of Mechanical System Construction Cost (BCA Case Studies) Approximately 1%-2% of Electrical System Construction Cost (BCA Case Studies) Approximately 2%-5% of Comprehensive HVAC Construction Cost (ACG Commissioning Guideline)

21 What Does Commissioning Cost? The Economics of Commissioning If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*. Design Phase Costs Design Phase Costs Without Commissioning Construction Phase Costs With Commissioning Construction Phase Costs First Year Warranty Period Costs * Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998 First Year Warranty Period Costs

22 ACG CxA WORKSHOP WEBINAR Double Tree Hotel; Albuquerque, NM

23 ACG CxA WORKSHOP WEBINAR Double Tree Hotel; Albuquerque, NM

24 Benefits Better bid documents More accurate budgets More control of project Projects delivered on time Fewer change orders Fewer warranty issues Satisfied Client

25 Associations, Certifications, Guidelines ACG CxA WORKSHOP WEBINAR

26 Associations AABC Commissioning Group (ACG) ASHRAE Building Commissioning Association (BCxA) Institute of Electrical & Electronic Engineers (IEEE) International Society For Pharmaceutical Engineering (ISPE) National Environmental Balancing Bureau (NEBB) Sheet Metal and Air Conditioning Contractors' National Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB) University of Wisconsin Association of Energy Engineers (AEE)

27 Certifications AABC Commissioning Group (ACG) ASHRAE (Process Management Certification) Building Commissioning Association (BCxA) Institute of Electrical & Electronic Engineers (IEEE) International Society For Pharmaceutical Engineering (ISPE) National Environmental Balancing Bureau (NEBB) Sheet Metal and Air Conditioning Contractors' National Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB) University of Wisconsin Association of Energy Engineers (AEE)

28 The Need for Guidelines Uniform delivery of services Cx adoption as standard practice Owner procurement / selection of providers Continuing education Benchmarking of Cx Benefits Training competent Cx service providers Client education and cooperation Efficient Cx interface with designers, contractors, vendors, etc

29 Guidelines ACG Commissioning Guideline 2005 ASHRAE Guideline : The HVAC Commissioning Process ASHRAE Guideline : HVAC&R Technical Requirements for the Commissioning Process ASHRAE Guideline : The Commissioning Process NECA : Recommended Practices for Commissioning Building Electrical Systems ISPE Pharmaceutical Engineering Guide Volume 5: Commissioning and Qualification

30 ACG Commissioning Guideline 1. Independent 3 rd party direct for owner Cx services 2. Cx process intended for provider application 3. Useful for owners, designers and constructors, but intended for training Cx providers 4. Defines 5-Phase process: a) Pre-Design b) Design c) Construction d) Acceptance e) Post-Acceptance

31 ASHRAE Guideline 1 1. Cx responsibilities statement in request for A/E design services. 2. Owner s Program development and commitment. 3. Assign O&M personnel to the commissioning process. 4. Review and approve the Design Intent Document. 5. Review and approve the construction documents. 6. Provide competent documenting of training sessions (video, etc.) 7. Record construction progress (photo, video, narratives, etc.) 8. Review and comment on CxA verification report. 9. Review and accept the commissioning report

32 Guideline 0: Cx responsibilities statement in request for A/E design services. Develop and commit to Owner s Project Requirements. Assign O&M personnel to the commissioning process. Review and approve changes made in the Owner s Project Requirements. Review and approve the Construction Documents. Provide competent documenting of training sessions (video, etc.) Review and comment on the Cx Process Progress Reports. Review and comment on the Cx Authority s verification reports.

33 What is the key difference between Guideline 1 and Guideline 0? Design Intent Document Vs. Owner s Project Requirements

34 ASHRAE Guideline Aligns Guideline 1.1 with Guideline 0 terminology 2. Greater emphasis on Owners Project Requirements (OPR) 3. Eliminate DID terminology 4. Suggests challenging design for achieving OPR 5. Promotes sampling over 100% verification and testing 6. Includes more technical process details (specific tasks) 7. Enhanced appendix of sample forms and procedures 8. Advocates extensive training for owner personnel 9. Promotes team building to accomplish commissioning

35 Owner s Project Requirements Program requirements Community context Codes and regulations Site and climate Facility context and function Facility technology Sustainability Cost Schedule Client s needs and capabilities

36 Commissioning Definitions Commissioning Authority (CxA( CxA): A person (or firm) representing the facility owner Leader of the Commissioning Team Authority of Cx Process not design or means and methods CxA not in chain of command preserves objectivity

37 Commissioning Definitions Commissioning Provider (CP): Independent Third-Party Commissioning Firm A/E Firm General Contractor Construction Manager Owner's Personnel

38 Commissioning Definitions EXISITNG BUILDING COMMISSIONING Retro-Commissioning (RetroCx( RetroCx): Commissioning an existing building that has never been commissioned Re-Commissioning (ReCx( ReCx): Commissioning a building that has been previously commissioned Continuous Commissioning (CCx( CCx): Owner continues to collect and compare baseline data on selected building systems to ensure that the building functions optimally throughout its operating life

39 Commissioning Definitions Total Building Commissioning (TBCx( TBCx) Emphasizes that Commissioning is NOT only for the Mechanical and HVAC system, or any single system Commissioning Team Experts who, through coordinated actions, are responsible for carrying out the Commissioning Process Commissioning Plan A strategy overseen by the Commissioning Authority and prepared by the Commissioning Team

40 Systems Typically Commissioned Mechanical Systems Heating, Ventilation and Air Conditioning (HVAC) Building Automation Systems (BAS) Fire Protection Electrical Systems Switchgear and Transformers Grounding/Bonding, Circuitry Generators and UPS Systems Lighting and Lighting Controls Specialty Systems Security Systems and Fire Alarm Voice/Data Systems

41 Future Commissioned Systems The National Institute for Building Sciences (NIBS) is currently developing commissioning requirements for the following systems. Exterior Envelope Roofing Systems Structural Systems Interior Systems Elevator Systems Plumbing Systems Lighting Systems Electrical Systems Fire Protection Systems Telecommunication Systems

42 LEED EA Prerequisite 1 Experienced, independent, CxA to owner Review OPR and DID Incorporate Cx requirements into CD s Create/execute Cx Plan Verify installation and performance of Systems to be Commissioned Complete and submit a Cx Report

43 EA Credit 3 Enhanced Commissioning Independent 3 rd Party CxA Review OPR, BOD and Design by mid-cd s Independent submittal review Systems Manual O&M and Occupant Training Verification 10 th Month Review of Building Operation

44 Commissioning Team ACG CxA WORKSHOP WEBINAR

45 Team Effort Commissioning succeeds when Team members understand and carry out their responsibilities Team members cooperate and coordinate with each other and third-party agencies Communication and accountability essential for effective teamwork and they are the responsibility of the commissioning agent.

46 Commissioning Team Members Owner / Operator Architect Design Consultants Commissioning Agent Construction Manager (or General Contractor) Mechanical Contractor Electrical Contractor Temperature Controls Contractor Test and Balance Contractor

47 Commissioning Team Members Potential Team Members: Equipment Vendors Specialty Trades Specialty Consultants Program Manager Service Contract Providers BAS Specialists IT Support Groups

48 Commissioning (Cx( Cx) ) Process ACG CxA WORKSHOP WEBINAR

49 Elements of Commissioning Design Intent Documents (DID or OPR) Design Reviews Submittal Reviews Site Observations and Site Meetings Resolution Tracking Forms (RTF s) System Verification Checklists (SVC( SVC s) Organized Systems Start-Ups Functional Performance Tests (FPT's( FPT's) Operation and Maintenance (O&M) training O&M Documentation Commissioning Report Warranty Review of Building Operation

50 Approaches to Commissioning Comprehensive Commissioning Construction Phase Commissioning

51 Phases of Commissioning Pre-Design Phase Design Phase Construction Phase Acceptance Phase Post-Acceptance Phase

52 Pre-Design Phase Establish commissioning Select a Commissioning Agency (CxA( CxA) Develop commissioning scope CxA review of DID or OPR

53 Pre-Design Phase Establish commissioning: Allocate funds in budget Comprehensive or Construction Independent 3 rd Party, Design Team, or Construction Team HVAC, Electrical, Etc.

54 Pre-Design Phase Select a Commissioning Agency (CxA( CxA) Request for Qualifications Request for Proposal

55 Pre-Design Phase Develop commissioning scope: Match scope to budget Needs based Past experience End-user needs Maintenance priorities

56 Pre-Design Phase CxA review of DID or OPR Defined usage Defined goals Short term needs Long term needs

57 Design Phase Review design for commissioning, testing and O&M access and provisions Prepare commissioning specification Write the commissioning plan Establish commissioning in the project schedule

58 Design Phase Review design for commissioning, testing and O&M access and provisions Adequate testing access Adequate access for valves, dampers, control Quantity and location of service valves Coil pull access Ladders and catwalks Conformity to Owner s Design Standards

59 Design Phase Prepare commissioning specification / plan Develop commissioning plan Commissioning team Systems to be commissioned Define approximate extent of testing Contractor roles and responsibilities

60 Design Phase Establish commissioning in the project schedule: General and Supplemental Conditions Define commissioning activities in schedule Note blocks of time for FPT s in schedule especially for phased projects Define frequency of Cx meetings

61 Construction Phase Review submittals Update commissioning plan Coordination including site observation, Cx Meetings, Resolution Tracking Forms (RTF s), and System Verification Checklists (SVC s) Equipment and systems start-ups TAB HVAC systems Verify Building Automation System (BAS) installation and start-up

62 Construction Phase Review submittals Checklist based on specification and Owner s Design Standards Check options especially access Check size for spatial application Check valve sizing and application Check for integration of components

63 Construction Phase Update commissioning plan Include revised schedule SVC s based on current information Draft FPT s for review Discuss O&M Documentation Provide construction observation procedures

64 Construction Phase Site observation Cx Meetings Coordination Resolution Tracking Forms (RTF s) System Verification Checklists (SVC( SVC s) Functional Performance Tests (FPT( FPT s) O&M Training Provisions

65 Construction Phase Equipment and systems start-ups Contractor start-up Factory start-up Documentation chain of submission Temporary conditions Maintenance responsibility

66 Construction Phase TAB HVAC systems Systems properly started Systems under full control Appropriate hardware and software interface Coordination with other trades, especially TCC Access to space

67 Construction Phase Verify Building Automation System (BAS) Installation complete per design Installation complete per submittal / drawings Start-up performed and documented Project specific programming Point-to-point checklists Safeties tested and documented

68 Acceptance Phase Review TAB Report Functional Performance Tests (FPT s) O&M Training and Documentation Commissioning Report

69 Acceptance Phase Review TAB Report Pages are numbered with index All equipment is accounted for in report No extra equipment shown in report Performance is per design (± XX %) Problems sufficiently documented in footnotes

70 Acceptance Phase Functional Performance Tests (FPT( FPT s) Systems tested as noted in the Cx Plan Failure modes for valves and dampers are not software driven System is properly networked Workstation graphics show appropriate response Occupied / Unoccupied / Optimal Start

71 Acceptance Phase O&M Training and Documentation Manuals contain useable maintenance documents Proper indexing and tabs Training agenda tailored for owner s s needs Documentation provided prior to training Additional documentation provided at training Training for systems and components

72 Acceptance Phase Commissioning Report Proper indexing and tabs Documentation for all phases Executive Summary Provide supporting documentation (Sequence of Operation, Control Drawings, Etc.)

73 Post Acceptance Phase Correct unresolved deficiencies and conduct required re-tests Carry out specified off-season testing Perform specified post-occupancy monitoring Review usage changes Update commissioning documentation

74 Post Acceptance Phase Correct unresolved deficiencies Unresolved RTF issues Uncompleted CM/Owner punch lists Conduct required re-tests Outstanding or additional training

75 Post Acceptance Phase Carry out specified off-season testing FPT s per the Commissioning Plan Choose near-design day Build on completed FPT s Utilize BAS trending

76 Post Acceptance Phase Post-occupancy occupancy monitoring Scheduled site visits Remote (web) monitoring Warranty items Owner conference User conference

77 Post Acceptance Phase Review usage changes Computers / office machines Furniture placement Occupancy change Closet to office Energy saving methodology

78 Post Acceptance Phase Update commissioning documentation Resolved issues Off-Season tests Usage Changes Provide additional volume for Cx Report

79 Commissioning Team Roles and Responsibilities ACG CxA WORKSHOP WEBINAR

80 Commissioning Team Roles Owner / Operator Assign Cx Team Member and attend meetings Retain a commissioning agent Communicate project requirements to the design team Coordinate facilities and staff participation Conduct regular site observation

81 Commissioning Team Roles Architect Assign Cx Team Member and attend meetings Coordinate work of design consultants Consider spatial requirements Consider room naming convention Conduct regular site observation Coordinate design and changes with owner and end-users

82 Commissioning Team Roles Design Consultants Assign Cx Team Members and attend meetings Provide Basis of Design and Design Intent Respond to RFI s and CO s Conduct regular site observation Coordinate design and changes with owner and end-users Review O&M manuals, as-built drawings and other specified documentation Provide HVAC training on the design intent

83 Commissioning Team Roles Commissioning Agent Assign Cx Team Leader and attend meetings Review Design Provide Commissioning Plan and Specification Conduct regular site observation visits Provide System Verification Checklists Monitor system start-ups Conduct Functional Performance Tests Review O&M documentation and training

84 Commissioning Team Roles Construction Manager Assign Cx Team Member and attend meetings Project Scheduling Manage overall completion of work Manage project documentation Coordination of contractors Maintaining specified building conditions

85 Commissioning Team Roles Mechanical Contractor Assign Cx Team Member and attend meetings Manage subcontractors and vendors Document Progress (SVC s) Coordinate equipment start-up Operate systems as required for Functional Performance Tests Plan and deliver O&M staff training Provide O&M manuals, as-built drawings and other specified documentation

86 Commissioning Team Roles Electrical Contractor Assign Cx Team Member and attend meetings Coordinate electrical installation with mechanical work Attend meetings Document Progress (SVC( SVC s) Operate systems as required for Functional Performance Tests Plan and deliver O&M staff training Provide O&M manuals, as-built drawings and other specified documentation

87 Commissioning Team Roles Temperature Controls Contractor Assign Cx Team member and attend meetings Design and complete controls installation as required by DID/OPR Document Progress (SVC s) Coordinate with TAB agency Operate systems as required for Functional Performance Tests Plan and deliver O&M staff training Provide O&M manuals, as-built drawings and other specified documentation

88 Commissioning Team Roles Test and Balance Contractor Assign Cx team member and attend meetings Review design for adequate testing provisions Submit TAB data sheets for approval Coordinate work with master schedule Review site conditions prior to field work Submit complete and accurate TAB Report Participate in verification of TAB Report

89 Commissioning Website Resources ACG CxA WORKSHOP WEBINAR

90 Resources for AABC Commissioning Group for American Society of Heating, Refrigerating, and Air-Conditioning Engineers for Building Commissioning Association for U. S. Dept. of Energy Building America Program for Facility Commissioning Group

91 Resources for Institute of Electrical & Electronic Engineers for International Society For Pharmaceutical Engineering for National Environmental Balancing Bureau for Portland Energy Conservation, Inc. for Sheet Metal and Air Conditioning Contractors' National Balancing Bureau for United States Green Building Council

92 Building Commissioning Roles, Responsibilities, and Benefits 2010 ASHRAE Annual Meeting CxA WORKSHOP Saturday, June 26, 2010 Jim Magee, CxA, LEED-AP Facility Commissioning Group