Technical Retro-Commissioning of Existing Buildings

Transcription

1 Standard S0 0 0 Technical Retro-Commissioning of Existing Buildings Review Draft (--) This draft has been recommended for public review by the responsible project committee. To submit a comment on this proposed standard, go to the NEBB website at and access the online comment database. The draft is subject to modification until it is approved for publication by the Board of Directors and ANSI. The current edition of NEBB s procedural manual (as modified by any published addenda on the NEBB website) shall remain in effect until this new standard is approved. The appearance of any technical data or editorial material in this public review document does not constitute endorsement, warranty, or guaranty by NEBB of any product, service, process, or procedure. 0 NEBB. This draft is covered under NEBB copyright. Permission to reproduce or redistribute all or any part of this document must be obtained from the NEBB Standards Council Chairman, NEBB Grovemont Circle, Gaithersburg, MD 0, (0)

2 Draft -- Standard S NEBB Standard Project Committee S0 Jim Bochat Chairman* Provider Casey Batenhorst* Provider Steve Wiggins Vice Chairman* Provider Curtis Anthony* Provider Scott Gordon Secretary* Provider Peter Rawls* User Michael Holland* User Clayton Smith* User Jeffrey Howard* User Michael Meyhoefer* User Dusty Wheeler* Provider * Denotes voting member NOTE This Standard was developed under the auspices of NEBB. NEBB Standards are developed under a review process, identifying a standard for the inspection, testing, balancing and commissioning of building systems. NEBB Standards are prepared by project committees appointed specifically for the purpose of writing Standards. The project committee chair and vice-chair must be Certified Professionals of NEBB; other committee members may or may not be NEBB Certified Professionals; all committee members must be technically qualified in the subject area of the standard. The NEBB Standards Council Chairman should be contacted for: a. interpretation of the contents of this standard b. participation in the next review of the standard c. offering constructive criticism for improving the standard d. permission to reprint portions of the standard DISCLAIMER NEBB uses its best efforts to produce Standards, Guidelines and Handbooks for the benefit of the industry based upon available information and accepted industry practices. However, NEBB does not guarantee, certify or assure the safety or performance of any products, components, or systems tested, installed or operated in accordance with NEBB s Standards, Guidelines, Handbooks or that any tests conducted under its Standards, Guidelines and Handbooks will be free from risk or will provide design intent performance. NEBB INDUSTRIAL ADVERTISING POLICY ON STANDARDS NEBB Standards, Guidelines and Handbooks are created to assist the industry and the public by offering a uniform method of testing and validating systems functionality by suggesting safe practices for inspecting and testing systems. NEBB Standards, Guidelines and Handbooks are created by the need for them and conformance to them is completely voluntary. In referring to this Standard, Guideline or Handbook and in marketing of products or services or in advertising, no claim shall be made, either stated or implied, that the product or services has been approved or endorsed by NEBB. Page of

3 Draft -- Standard S NEBB TECHNICAL RETRO-COMMISSIONING OF EXISTING BUILDINGS TABLE OF CONTENTS FOREWORD.... Purpose.... Scope.... Definitions Retro Commissioning (RCx) Activities and Deliverables.... Planning the Project..... Preliminary Building Site Information..... Preliminary RCx Plan..... Create the Initial Current Facility Requirements (CFR)..... Establish the Initial RCx Project Schedule.... Documentation Procurement..... Existing Facility Construction Documents..... Utility Use Data..... Existing Equipment Submittals and Shop Drawings..... Maintenance Management Reports.... Document Review and Preliminary Data Analysis..... Perform Existing Document Design Review..... Perform a Preliminary Energy and Water Audit..... Create Preliminary Issue Log.... Kickoff Meeting Hold Kickoff Meeting with Owner s Staff Perform Management Interviews Perform Operator Interviews Create a Trending Plan Place and Launch Data Loggers System Assessment... Page of

4 Draft -- Standard S Inspect and Assess Equipment..... Control System Review..... Perform Lighting and Plug Load Assessment..... Review System Operations and Maintenance Programs..... Update CFR..... Update Issue Log..... Initial Assessment Report Discovery Design Document and Records Review Perform Occupant Interviews Initial System Assessment Issue Log Download Data Loggers Perform Control Point to Point Tests and Sensor Calibration Update CFR.... Issue Identification..... Identify List of Issues to Investigate..... Update Issue Log..... Develop Testing Plans.... Quick Fixes..... Perform Control System Quick Fixes..... Perform TAB Quick Fixes..... Plumbing Systems Quick Fixes..... Lighting Systems Quick Fixes..... Quick Fix Record.... Deferred Maintenance Corrections..... Perform Corrections..... Deferred Maintenance Corrections Record.... System Testing..... Perform As Found Survey... Page of

5 Draft -- Standard S Verify Terminal Unit Calibration (for systems with terminal units)..... Perform Functional Performance Tests (FPT) to verify sequence of control.... Issue Analysis..... Perform a Root-Cause Analysis of System Issues..... Develop List of RCx Recommendations..... Develop Costs, Savings and ROI Calculations for Recommendations..... Perform Quick Fix and Deferred Maintenance Calculations.... System Improvement for tested systems..... Control System Improvements..... TAB Adjustments Based upon Issue Analysis.... System Improvements for Untested Systems Control System Improvements Testing, Adjusting and Balancing (TAB) adjustments Create the Facility Operating Guide.... Operator Instruction..... Operator Facility Hands-On Training..... Formal Operator Training Retro-Commissioning Report Executive Summary RCx Report.... Corrective Actions of Recommendations..... Selection..... Create Scope of Work (SOW) Documents for Recommendations..... Functional Description..... Corrective Action Responsibility of the Owner.... Performance Verification (PV)..... Functional Performance Testing.... Continuous Performance Tracking (CPT)..... Review or Create the CPT Tracking System... Page of

6 Draft -- Standard S Performance Tracking Operation Cycle..... Perform First Cycle of Performance Tracking..... Compare Results to Past Results and Baselines..... Train Operators on the Continuous Performance Tracking System..... Utilization of FPTs for Continuous Performance Tracking.... Appendices... A. Normative Appendix - RCx Qualifications... B. Informative Appendix Standard RCx Process Outline... C. Informative Appendix Advanced RCx Process... D. Informative Appendix Contract Requirements... E. Informative Appendix - Multiple Facility Selection... F. Informative Appendix - CFR Requirements... G. Informative Appendix - RCx Plan... H. Informative Appendix Typical Project Items to Review... I. Informative Appendix - Issue Log... J. Informative Appendix - Executive Summary Report... K. Informative Appendix Retro-Commissioning Report... L. Informative Appendix Outline of Facility Guide... M. Informative Appendix Assessment Report Forms... 0 N. Informative Appendix Scope of Work (SOW)... O. Informative Appendix Performance Verification... P. Informative Appendix Performance Tracking System and Report... Page of

7 Draft -0- Standard S0 This foreword is not part of this standard. It is for information only and does not contain requirements necessary for conformance to the standard. It has not been processed according to the ANSI requirements for a standard and may contain material that has not been subject to public review or a consensus process. Unresolved objectors on informative material are not offered the right to appeal at NEBB or ANSI FOREWORD Technical Retro-Commissioning (RCx) is the process of inspecting, testing, analyzing, adjusting and optimizing existing building systems to meet the owner s needs. NEBB sees a need in the industry to clearly define what results an RCx project should provide an owner beyond the energy audit process. RCx is intended to improve facilities Indoor Environmental Quality (IEQ) by improving the facilities comfort, air quality, lighting quality and acoustic quality. RCx is also intended to improve existing system performance and to reduce energy and water usage. All retro-commissioning projects should include an ASHRAE Level II energy and water audit as a core discovery process of the RCx effort. TESTING Energy Audit OPTIMIZATION Retro-Commissioning RCx typically involves the HVAC system, control systems, lighting systems and plumbing systems. It may also include the building envelope and the electrical systems. The Technical RCx Process also assists the owners with training and instruction of operators for the proper operations of the facilities systems. This standard involves IEQ improvement but does not cover or construe responsibility for IAQ remediation in any form. NEBB, its certified firms, and its Certified Professionals take no responsibility for IAQ testing or remediation. Owners should obtain qualified providers for all IAQ testing and remediation beyond the RCx process. Page of

8 Draft -- Standard S0 To provide maximum benefit to the owner, the Technical RCx Process should be carried out with the same RCx team from the beginning of the investigation clear through the commissioning of the corrective measures and the verification of final system performance. This is the only way the predicted benefit of the RCx process can be evaluated and achieved. PV RCx Complete Retro-Commissioning Cx This standard details a minimum process that is applied to existing systems and any corrective measures resulting from the original evaluation of the facility. An RCx process can be a maximum process as described in Appendix B which will provide maximum benefit to the owner. These corrections may be system adjustment, repair, upgrade or replacement. If an RCx project entails corrections that are large projects or complete replacement of systems, then those corrections should be commissioned using the NEBB Procedural Standards for Whole Building Systems Technical Commissioning for new Construction. Once all corrective measures are complete and fully commissioned a Performance Verification and Performance Tracking System is instigated as per this standard. The Performance Tracking System continuously measures performance and compares it to past performance and to choose baselines to show improvements in continuing operations. This standard details a process in a linear fashion however the RCx process may actually not be linear in function but rather an iterative process. RCx is an owner driven process where the owner may require a scope of work or process that differs from this standard. In those cases, the scope of work covered by this standard shall be done in accordance with this standard. This technical standard is intended to be performed by highly trained individuals who have demonstrated their capability by receiving a personal certification in performing retrocommissioning services and who are employed by an RCx certified company. NEBB provides RCx certification of firms and training and certification of individuals in RCx services. Using NEBBcertified firms and individuals in the performance of retro-commissioning to this standard assures the owner of a high quality project. Page of

9 Draft -- Standard S0 0. Purpose The purpose of this standard is to identify the minimum acceptable efforts for a Technical Retro-Commissioning Project.. Scope This standard provides required processes, technical procedures, methods, and required documentation requirements for a Retro-Commissioning project methodology that will discover existing operating conditions and improve the operation and functionality of existing building systems. Including: a. Identify As Found operating and performance parameters, b. Discovery of system issues, c. Root cause analysis of issues discovered, d. Improvement of existing systems performance, e. Recommended corrective measures for further improvement, f. Commissioning of corrective measures completed, and g. Performance verification of final results of the RCx project. Page of

10 Draft -- Standard S Definitions Advanced RCx Process: The advanced RCx process applies the RCx process to all HVAC and plumbing systems where as the standard RCx process only applies the process to systems that have been found to be deficient. Building Automation System (BAS): A building automation system is an electronic control system that provides automatic control of the building systems. The BAS provides a man/machine interface for operator control and management of the buildings technical systems. Constant Volume (CV) A control device that maintains constant air or water flow Control Point-to-Point Test (DDC Networked): A process where each control point in a control system is verified by testing its operation and polarity from the graphic screen to the end device. Point-to-point testing includes calibrating all controlling sensors and verifying actuator ranging. Control Point-to-Point Test (Standalone): A process where each control action in a control system is verified by testing its operation and polarity by activating the control action. Point-to-point testing includes calibrating all controlling sensors and verifying actuator ranging. Continuous Performance Tracking (CPT): A system or process of evaluating energy and water usage over time on a continuous basis. The results of the evaluation are compared to past results for the same time period and to peer group buildings on an annualized basis. Corrective Action: The act of repairing, replacing or upgrading equipment or systems and rebuilding existing systems or adding new system through construction activities in response to a set of RCx recommendations Current Facility Requirements (CFR): A written document that details the owner s project requirements for the existing building and its systems. These include project goals, measurable performance criteria, cost considerations, benchmarks and environmental criteria for the present use of existing areas of the facility. Data Logger: A recording device that provides time interval data on space conditions or operating conditions of a piece of equipment. Data logs are used to create data trends for system diagnostics. Data Trends: A graphical representation of a data log. Data trends can be created from standalone data loggers or may be created from data logs obtained through calibrated building management or control systems. Page 0 of

11 Draft -- Standard S Deferred Maintenance: Deferred maintenance is any issue that is normally done through a preventive maintenance process but which has not been completed. Deferred maintenance issues are items that impact the performance of the systems. Deficiency: Any condition that adversely affects the commissionability, operability, maintainability or functionality of a system, equipment or component or an issue that does not conform to the project CFR. Energy Audit: An audit of the energy and water usage of a facility comparing its total energy utilization intensity (EUI) and water use intensity (WUI) to past results and peer buildings. Includes a preliminary list of issues discovered during the energy audit of items that affect the energy and water usage of a building. Energy Cost Index (ECI): A cost measurement used for the purpose of rating a facility s energy cost per square foot. Energy Conservation Measures (ECM): Any type of project conducted, or technology implemented, to reduce the consumption of energy in a building. Energy Utilization Intensity (EUI): A measurement used for the purpose of rating a facility's energy consumption per square foot; used by the U.S. Department of Energy. Normally EUI is expressed as energy per square foot per year. It's calculated by dividing the total energy consumed by the building in one year (measured in kbtu or GJ) by the total gross floor area of the building. Facility Operation Guide: A facility operation guide is a written instruction on the proper operation of a system. A facility guide should include mechanical operating procedures, control operation procedures, basic set-points to maintain and what to do to correct standard operating deficiencies. Functional Description (FD): A functional description defines how a system should perform to meet the requirements of the CFR. The FD shall define how a system is to be operated, its set-points, its schedules and its predicted performance values. The FD may also include performance calculations and baselines used in evaluating performance. Functional Performance Test (FPT): A FPT test is a test of the automatic sequence of a system. This test may be a manually-observed step sequence or it may be an automated trend of the sequence of control. All FPT tests are designed by the RCx provider. Indoor Air Quality (IAQ): IAQ refers to the quality of the air inside buildings as represented by concentrations of pollutants and thermal (temperature and relative humidity) conditions that affect the health and performance of occupants. Indoor Environmental Quality (IEQ): IEQ refers to the environmental qualities of building spaces that affect the health, comfort and performance of occupants. IEQ includes the following: Page of

12 Draft -- Standard S a. Comfort of the space for temperature and humidity, b. Acoustic quality of the space, c. Lighting quality of the space, and d. IAQ quality of the space. Issue: An issue is defined as any system or equipment component, operating characteristic or existing performance value that is not in compliance with the CFR. Issue Log: The issue log is used to track system issues as they are found and analyzed. The issue log is used to develop the final list of recommendations for the project. Key Parameter: The variables associated with a specific piece of equipment or system that are required to establish a baseline of improved performance. Key parameters can include existing and proposed set-points, input variables, equipment efficiency, number of occupants, schedule changes, etc. The key parameter variables are changed to reflect the improvement of performance between the pre and post variables. Lighting Assessment: A lighting assessment is a process of determining the quantity and type of lighting fixtures used on a project. The audit should include number, type and total power consumption of each fixture. Operating and Maintenance Document (O&M): Documents that explain the operations and maintenance requirements for a piece of equipment or system. Performance Verification (PV): Performance verification is a system or process of evaluating the performance of a system in isolation. PV normally utilizes FPT to verify performance. The PV system or process shall evaluate the systems to their functional description to verify they are performing and achieving the predicted benefits. Quick Fix: The act of adjusting or repairing an issue that will impact the performance evaluation of a system or piece of equipment. A quick fix is normally defined as something that can be done with minimal effort and without additional material or labor expense. The appropriate level of effort or costs of a quick fix must be defined as a part of the contract. RCx Plan: A document that outlines the scope of the project and defines the RCx team and their responsibilities. It defines the processes utilized and the anticipated schedule for the project and defines the documentation requirements of the RCx project. Retro-Commissioning (RCx): Technical RCx is the technical process of improving building systems by inspecting, testing, analyzing, calibrating, repairing, adjusting and optimizing building systems, and training operators for the purpose of improving building performance (IEQ, energy and water use). Page of

13 Draft -- Standard S Retro-Commissioning Provider: The retro-commissioning provider is a qualified individual who has demonstrated their capability by achieving a personal certification in Technical Retro Commissioning such as NEBB RCx certification or similar certifications that are specific to Retro Commissioning. Retro-Commissioning Team: The retro-commissioning team is the group of technical experts that the RCx provider has assembled to perform the project. Return on Investment (ROI): A performance measure used to evaluate the efficiency of an investment or to compare the efficiency of a number of different investments. To calculate ROI, the benefit (return) of an investment is divided by the cost of the investment; the result is expressed as a percentage or a ratio. Scope of Work (SOW): A document that details the work required for a recommended corrective action. The document includes a written narrative of the work and any sketches or drawings required to develop a price proposal. System Improvement: The act of adjusting or manipulating a system to improve its performance to the extent that can be accomplished without major changes to the existing system. Testing, Adjusting and Balancing (TAB): A systematic process or service applied to mechanical systems to achieve and document air and hydronic flow rates, pressure and temperature readings. Variable Air Volume (VAV) A control device that varies the flow to a control value such as temperature Water Cost Index (WCI): A cost measurement used for the purpose of rating a facility s cost of water per square foot. Water Use Intensity (WUI): A measurement used for the purpose of rating a facility s water consumption per square foot or per occupant. Normally WUI is expressed as water used per square foot or per occupant per year. It is calculated by dividing the total water use by the building per year by the total gross floor area of the building or by the number of total occupants of the building. Page of

14 Draft -- Standard S0. Retro Commissioning (RCx) Activities and Deliverables. Planning the Project Technical RCx Process & Deliverables Overview Activity. Document Procurement None. Document Review & Preliminary Data Analysis. Kickoff Meeting. System Assessment 0. Discovery. Issue Identification Deliverables & Documentation Preliminary RCx Plan Initial CFR Initial Project Schedule. Quick Fixes Quick Fix Record Preliminary Energy and Water Utility Analysis Preliminary Issue Log Management and Operator Interview record Trending Plan Assessment Report Lighting and Plug Load Assessment Updated CFR Updated Issue Log Occupant Interview record Data Logger Trending As Found TAB Readings record Control System Point-to-point Test record Sensor and Terminal Unit Calibration record Updated CFR Updated Issue Log List of Issues to be Investigated Testing Plan. Deferred Maintenance Corrections Deferred Maintenance Corrections Record. System Testing for Systems with found issues. Issue Analysis. System Improvements for Tested Systems As Found Test Record Terminal Unit Calibration Record Functional Performance Test Record List of RCx Recommendations Recommendation Calculations and Estimates Quick Fix and Deferred Maintenance Calculations Control System Adjustment Record TAB Adjustment Record. System Improvements for Untested Systems Control System Adjustment Record. Create Facility Operating Guide Facility Operating Guide. Operator Instruction None 0. Retro-Commissioning Report Retro-Commissioning Report. Corrective Actions of Recommendations SOW Documents for Selected Corrections Corrections Commissioning Reports. Performance Verification FPTs to be Used for Performance Verification. Continuous Performance Tracking Performance Tracking Report Page of

15 Draft -- Standard S Planning the Project Introduction: Each retro-commissioning project is unique and will have specific work tasks that are different from other retro-commissioning efforts. These variances must be defined in the early planning stage of a project... Preliminary Building Site Information Prior to a final proposal and contract the provider will require certain specific site information to determine the general condition of the facility and its systems to determine the amount of discovery and testing required. This information may be obtained either by performing a facility walk through or by receiving the information from the owner. This information shall include: a. Building name, number of floors and square feet of occupied space b. Owner s representative contact information for this project c. Number of occupants and type of work d. Desired building areas and systems in scope of work e. Ceiling types and heights per area, are lifts required f. Year of construction and year of major remodels or upgrades g. List of HVAC equipment in scope of work h. List of plumbing fixtures and equipment in scope of work i. List of electrical equipment in scope of work j. What type of control system does the facility have k. List of problem areas or known issues l. AreIs electrical, gas and water meters currently installed and operational m. Are approximate costs per square foot data available for energy and water use n. Are construction documents available o. Are utility bills or use and costs data available p. Are maintenance management data available q. Are submittal and O&M documents available r. Are past TAB reports available s. Will owners O&M staff be available to participate on the RCx team t. What are the security access requirements?.. Preliminary RCx Plan The RCx provider shall produce a preliminary RCx plan describing the RCx project including: a. Scope of the project b. Define the CFR c. Define the RCx team d. Define the RCx team s roles and responsibilities e. Define the preliminary schedule f. Define system assessments g. Define site testing to validate all system are operating correctly h. Define system quick fixes Page of

16 Draft -- Standard S i. Define system optimization activities j. Define RCx report... Create the Initial Current Facility Requirements (CFR) The RCx provider shall create the preliminary CFR. The CFR shall be updated through the course of the RCx process. a. CFR Development The RCx provider shall gather all CFR criteria from existing documents and from the owner, managers, operators and occupants. i. Existing documents that can provide CFR information if available: Existing construction documents Original OPR and BOD documents Original TAB and Cx reports Existing utility data Operations maintenance records Owner operating standards. ii. CFR data from interviews Additional CFR data shall be obtained from interviewing the owner, his managers and operators or other key personnel. iii. The final CFR data shall be updated to this preliminary CFR during the site discovery inspections. b. CFR Content At a minimum the CFR shall contain the following information that documents the owner s requirements for the project: Owner s statement of existing concerns of poor performance What is the driving force for the RCx project Owner s overall goals and objectives Anticipated changes in building space performance Anticipated change in trouble calls Anticipated energy use goals Anticipated water use goals Project scope Definition of quick fixes Quick fix allowances Owners list of staff assigned to the RCx project Intended use of facility staff to assist RCx efforts Intended use of outside contractors to assist RCx efforts Anticipated upgrade or replacement description and schedule System manual and facility guide requirements Communication methods between facility staff, occupants and commissioner Design tolerances (safety factors, redundancy etc.) Equipment and system maintainability expectations Page of

17 Draft -- Standard S0 0 Security requirements Accessibility requirements Indoor environment requirements Special user/occupants requirements Environmental and sustainability goals Training requirements for owner s personnel Lifecycle cost requirements for system repair and upgrades Benchmarks to be used for evaluating the facility s systems and assemblies Training requirements for users and occupants Performance verification approach Disruption or displacement of occupants during project Areas of the building that have changed use since original design Number of occupants per area Occupancy schedules and set points per area Unoccupied Schedules and Set points per area Maintenance schedules 0.. Establish the Initial RCx Project Schedule The preliminary RCx project schedule shall be established during the project planning so that the owner can prepare for any disruption that may occur and for scheduling of his personnel that will be used as a part of the process. Page of

18 Draft -- Standard S Documentation Procurement Introduction: The RCx provider shall obtain the following documentation from the owner or other sources. If documents do not exist, then it is the commissioner s responsibility to develop the required data from field inspections as needed to complete the RCx process... Existing Facility Construction Documents Obtain the following documents from the owner: a. Original construction drawings b. Original construction specifications c. Remodel construction drawings If facility construction documents do not exist, the RCx provider shall perform the RCx process from field investigation... Utility Use Data At a minimum obtain the following data from the owner or utility: a. One year of electrical utility bills or usage and cost data b. One year of gas utility bills or usage and cost data c. One year of water utility bills or usage and cost data d. One year of fuel costs or usage and cost data e. One year of purchase steam, Hot Water (HW) or Chilled Water (CHW) usage and cost data.. Existing Equipment Submittals and Shop Drawings Obtain the following documents from the owner: a. Existing equipment submittals or shop drawings b. Control system As Built submittals c. Copies of written control sequences or diagrams d. Copies of existing facility operations guides If equipment submittals and shop drawings do not exist, the RCx provider shall perform the RCx process from field investigation... Maintenance Management Reports At a minimum obtain the following documents from the owner: a. One-year summary report of trouble calls from the maintenance management system b. Equipment replacement records If facility maintenance management documents do not exist, the RCx provider shall perform the RCx process from field investigation. Page of

19 Draft -- Standard S Document Review and Preliminary Data Analysis Introduction: Prior to performing site discovery, the RCx team shall provide the following document review to become familiar with the project s systems and to discover any design issues that may be present in the existing systems... Perform Existing Document Design Review Review the existing design drawings to identify issues that will potentially cause operational issues. At a minimum, the RCx team shall perform the following reviews for systems in the project scope of work: a. Perform HVAC equipment, air and hydronic systems review b. Perform HVAC control system and sequence review c. Perform lighting and lighting control review d. Perform review of existing Cx and TAB reports e. Perform plumbing fixture and hot water systems review f. Review maintenance management reports.. Perform a Preliminary Energy and Water Audit Review the existing utility bills or usage and cost data to determine the as-found EUI and ECI and WUI and WCI... Create Preliminary Issue Log From these reviews create a preliminary issue log recording each found issue so each of them can be evaluated during the site investigation. An issue is any system or piece of equipment that is not performing in compliance with the CFR. Page of

20 Draft -- Standard S Kickoff Meeting The RCx provider shall hold a project kickoff meeting and perform the following activities:.. Hold Kickoff Meeting with Owner s Staff The project kickoff meeting is intended to inform the owner, facility managers and operators of the RCx project scope, the process to be utilized and to identify the commissioning team and their roles and responsibilities. The kickoff meeting is also the time that site security and facility access are discussed with the managers... Perform Management Interviews The RCx provider shall interview the facility or department managers to communicate the following: a. Inform them of the activities you will be performing in their areas and what access you will require b. Explain the purpose of the data loggers you have deployed c. Allow them to tell you of any poor IEQ performance areas in their areas of responsibility.. Perform Operator Interviews The RCx provider shall interview key facility operators separately from management personnel to communicate the following: a. Inform them of the activities you will be performing in their areas and what access you will require b. Explain the purpose of the data loggers c. Allow them to tell you of any poor IEQ performance areas in their areas of responsibility d. Allow them to tell you of issues of repairing or operational adjustments to systems and the results observed.. Create a Trending Plan The RCx provider shall create a trending plan that will identify the location and type of data loggers used to record the as-found environmental conditions of the systems. At a minimum, one space temperature and humidity data logger shall be placed in each space control zone... Place and Launch Data Loggers Place data loggers in key locations as per your trending plan. Data loggers shall be left in place for a minimum of days prior to any system testing or adjusting. Page 0 of

21 Draft -- Standard S System Assessment The RCx team shall perform a general system assessment on all equipment and systems included in the project scope of work. Assessment shall include the following:.. Inspect and Assess Equipment The RCx team shall inspect and assess the general condition of the equipment or system Include the following in the assessment: a. List observed deferred maintenance issues that will affect performance b. List general observed conditions with an estimate of remaining life c. List any issues observed that will adversely affect performance or the equipment s ability to be maintained or operated correctly d. Record operating conditions as observed or measured for baseline reference Season or mode of operation Estimated or measured load Operating set-points... Control System Review The RCx team shall perform a condition assessment of the control system. Record the following: a. List observed deferred maintenance issues that will affect performance b. Record if the layout or point list is different than submitted As Built documentation c. Assess type, range, application, location and proper installation of all control devices d. List any broken or nonoperational components.. Perform Lighting and Plug Load Assessment The RCx team shall assess the lighting and plug load systems by inspecting and quantifying the loads. Review and assess the lighting control systems... Review System Operations and Maintenance Programs The RCx team shall review how the facility and its systems are operated and provide the following: a. Review effectiveness of the maintenance and operations programs and make recommendations for improvements to facility guide b. Determine if operator advanced training is needed for improved operations c. Record discovered issues that prevent the operators from correcting known issues or operating the systems in a way that would provide better performance.. Update CFR The RCx team shall update the CFR with information gathered during the project assessment. The key CFR issues to include are: a. Space change of use from original design b. Change in the number of occupants per area from original design c. Added or deleted space from original design d. Environmental set-point or load changes Page of

22 Draft -- Standard S0.. Update Issue Log The RCx team shall update the issue log with issues discovered during the system assessment and interviews... Initial Assessment Report The assessment report is a report of the existing system conditions and a record of found issues and operating parameters. Page of

23 Draft -- Standard S Discovery It is required that the RCx team discover which systems or components are not working correctly so further testing can be performed on them to adequately diagnose the root cause of the issue and to find solutions for correction. To that end, every system and piece of equipment shall be tested in the following manner for correct operation. If a system or a part of a system is found to be working correctly, then no further testing is required on that system or part of that system. 0.. Design Document and Records Review The RCx team shall include deficiencies from the design document reviews done earlier. 0.. Perform Occupant Interviews The RCx team shall perform occupant interviews to determine areas that will require additional investigation. 0.. Initial System Assessment Issue Log The RCx team shall use the issues log generated during the initial system assessment to determine areas that will require additional investigation. 0.. Download Data Loggers The RCx team shall download the data from the data loggers placed earlier in the project. The data logs shall be reviewed to determine if the areas measured are performing correctly. 0.. Perform Control Point to Point Tests and Sensor Calibration The RCx team shall perform a control point-to-point test on all active control points and perform a sensor calibration on all controlling sensors excluding terminal unit calibration. 0.. Update CFR The RCx team shall update the CFR with information gathered during the Discovery process that changes any CFR entries. Any required changes need to be approved by the owner prior to proceeding. Page of

24 Draft -- Standard S0 0. Issue Identification.. Identify List of Issues to Investigate The RCx team shall create a list of probable issues from the discovery process that will require additional investigation to uncover root causes... Update Issue Log The RCx team shall update the issue log with issues to be investigated... Develop Testing Plans The RCx team shall generate a test plan for each of the issues uncovered during the discovery process that will provide adequate information to develop the final issue recommendations and calculation of savings. Page of

25 Draft -- Standard S Quick Fixes Quick fixes are an important part of the technical RCx process in providing value of the RCx project to the owner. Quick fixes are adjustments or repairs that can be made quickly without parts unless defined differently in the RCx plan and contract. Quick fixes can be performed at any stage of the commissioning process... Perform Control System Quick Fixes The RCx team shall provide control system quick fixes on control programming that is affecting system performance. At a minimum perform the following quick fixes: a. Changing system operating schedules b. Changing control system set-points c. Inputting sensor calibration offsets d. Removing overrides or activating reset sequences e. VAV or CV box calibration.. Perform TAB Quick Fixes The RCx team shall provide TAB quick fixes for any TAB deficiencies that are materially affecting system testing or analysis. These quick fixes may include the following TAB adjustments: a. Resetting dampers b. Unblocking grilles and registers c. Resetting Air Handling Unit (AHU) or Fan Coil Unit (FCU) air flows with a significant variance from design.. Plumbing Systems Quick Fixes The RCx team shall perform no cost/low cost water pressure and hot water temperature adjustment corrections... Lighting Systems Quick Fixes The RCx team shall perform no cost/low cost lighting schedule adjustments... Quick Fix Record Provide a quick fix report that lists each adjustment or correction made, who performed, date and time of fix, include why the fix was performed and list its intended results. Page of

26 Draft -- Standard S0 0. Deferred Maintenance Corrections The RCx team shall perform required activities to eliminate any deferred maintenance issues that will cover up other system issues... Perform Corrections Typical deferred maintenance corrections include: a. Filter correction b. Clean coils c. Attach or adjust damper linkages d. Re-attach flex duct to duct taps or diffusers e. Clean pipe strainers and tower screens f. Replace and adjust fan belts g. Failed device components.. Deferred Maintenance Corrections Record Provide a corrections report that lists each adjustment or correction made, who performed, date and time of correction, why the correction was performed and list its intended results. Page of

27 Draft -- Standard S System Testing It is required that the RCx team perform system testing on systems that have been found to not be working correctly through the discovery process to adequately diagnose the root cause of the issue and to find solutions for correction. The RCx Provider shall be responsible for providing testing instruments with the correct accuracies and calibrated to meet the requirements of the specific tests being performed. The RCx Provider shall have knowledge of proper use and application of all required instruments. Refer to Appendix A for tool and instrument requirements. For every system with discovered issues perform the following:.. Perform As Found Survey For all systems that have been found to not be working correctly the RCx team shall perform an As Found survey of all heat exchange devices and working fluids. Readings shall be reviewed for any areas that are not providing adequate IEQ performance. Minimum readings shall be as follows: a. Record as found air flow for grills and registers b. Record as found air total flow per terminal units c. Record as found air flow and pressure profile of AHUs d. Record outside air flows and building pressure e. Record entering and leaving air temperatures of AHUs f. Record primary water flows, temperatures and pressures on pumps and chillers, boilers and heat exchangers.. Verify Terminal Unit Calibration (for systems with terminal units) For all systems that have been found to not be working correctly, the RCx team shall test all VAV and CV boxes on that system to determine if the flow calibrations are correct. If incorrect, re-calibrate the box... Perform Functional Performance Tests (FPT) to verify sequence of control For all systems that have been found to not be working correctly, the RCx team shall perform sequence of control functional tests to determine the following: a. The actual sequence of control programmed into the control systems b. To evaluate the baseline of system performance Page of

28 Draft -- Standard S Issue Analysis The RCx team shall analyze each issue or group of issues to fully understand what is causing the issue and what will be the best solution for its correction... Perform a Root-Cause Analysis of System Issues The RCx team shall perform a root-cause analysis of each issue found. This analysis will verify that each issue or combination of issues is attributable to a root-cause that is correctly addressed by the recommended solution. If a root-cause cannot be identified, then return to the site and continue to investigate and test the system in question until the root-cause is identified... Develop List of RCx Recommendations From the root cause analysis develop a list of recommendations for corrections beyond what was done as a quick fix during the RCx process. Typical recommendations shall be one of the following: a. O&M revisions or repairs b. IEQ enhancements c. Extensive system re-programming d. Extensive system TAB e. Equipment replacement or upgrades f. Control system upgrades g. Energy and water use reduction measures h. Improvement projects due to re-design i. Factory or school provided operator training.. Develop Costs, Savings and ROI Calculations for Recommendations For each recommendation, produce calculations for energy and water reduction if any and produce a cost estimate for the implementation of the recommendation. Each recommendation shall have the following: a. Budgetary estimate of cost of implementing the recommendation Includes design costs if any Includes construction or implementation costs Includes cost of commissioning b. Utility Reduction calculations c. Reduction in maintenance costs d. Include applicable incentives, rebates or grants e. Return on investment calculations.. Perform Quick Fix and Deferred Maintenance Calculations For each quick fix or deferred maintenance correction completed, produce the following actions and calculations and include in the RCx report: a. Description of the quick fix and its expected benefits b. Estimate of implementation costs c. Estimate of energy and water savings, if any d. Estimate of reduction in maintenance costs if any e. Calculation of payback and ROI Page of

29 Draft -- Standard S System Improvement for tested systems The main focus of technical retro-commissioning is to make existing systems perform as well as possible without large costs of replacing major systems. To this end, each system is to be optimized to allow the existing system to perform better than before the RCx project was done. At a minimum the RCx team shall perform the following improvement activities on each system tested as described in Section -- System Testing. If any system is not capable of the required adjustments, then they shall be added to the issue log... Control System Improvements The RCx team shall improve the system performance by implementing one or more typical control system adjustments: a. Change operating schedules to meet the CFR b. Change operating set-points to meet the CFR c. During occupied hours, place unoccupied zones into a standby mode d. Activate or add reset sequences to meet the CFR e. Activate economizers if inactive f. Verify Calibration of terminal unit controllers.. TAB Adjustments Based upon Issue Analysis a. The RCx team shall perform final TAB adjustments to the existing equipment if existing capacities allow for flow adjustment to meet space calculations requirements and TAB issue resolution b. Verify outside air (OSA) flow is correct for both ventilation and pressurization requirements. Page of

30 Draft -- Standard S0 0. System Improvements for Untested Systems The RCx team shall implement the control system improvements made to the tested systems to all systems not tested as described in Section -- System Testing. If any system is not capable of the required adjustments, then they shall be added to the issue log... Control System Improvements The RCx team shall improve the system performance by implementing one or more typical control system adjustments: a. Change operating schedules to meet the CFR, b. Change operating set-points to meet the CFR, c. During occupied hours, place unoccupied zones into a standby mode, d. Activate or add reset sequences to meet the CFR, and e. Activate economizers if inactive... Testing, Adjusting and Balancing (TAB) adjustments a. Verify OSA flow is correct for both ventilation and pressurization requirements. Page 0 of

31 Draft -- Standard S0. Create the Facility Operating Guide The RCx team shall create or update the existing facility operating guide for the systems in the scope of work. At a minimum, the facility operating guide shall include: a. System schedules and set-points, b. Functional descriptions of system operations to maintain performance in order to achieve the predicted performance, and c. Maintenance instructions for systems revised during the RCx process. Page of

32 Draft -- Standard S0 0. Operator Instruction.. Operator Facility Hands-On Training The RCx team shall encourage active participation from the owner s staff in the RCx process. This training is provided by the direct involvement of the operators in systems diagnostics, testing and performing corrections with the RCx team... Formal Operator Training The RCx team shall facilitate operator training as required by the owner to meet the CFR operating requirements. Minimum training includes: a. Facility Operating Guide Review a.b. Review of the final CFR Page of

33 Draft -- Standard S Retro-Commissioning Report After completion of the RCx effort, the provider shall create a report which shall include the following information: 0.. Executive Summary The executive summary shall provide a general review of the RCx process performed and will include adequate information for the owner to understand the financial impact of the project and to make decisions on what recommendations to implement. The executive summary will include: a. Overview of the project, b. Results of the financial impact of the RCx project, and c. Table of RCx Recommendations including system improvements and energy and water reduction improvements. 0.. RCx Report The report shall include the following: a. Title page, b. Certification Page b.c. Executive summary, c.d. Details of each recommendation, d.e. RCx plan, e.f. Preliminary energy analysis, f.g. CFR, g.h. Quick fix and deferred maintenance improvement report, h.i. Assessment reports, i.j. Facility operating guide, j.k. Training records, and k.l. Testing documentation. Page of

34 Draft -- Standard S Corrective Actions of Recommendations Corrective work is an important part of the RCx project and should be considered an inherent part of the total effort. If included in the scope of work the RCx provider shall assist the owner in commissioning all corrective actions... Selection From the executive summary and the report, the owner makes the final decision on what recommendations to implement... Create Scope of Work (SOW) Documents for Recommendations For the recommendations selected by the owner for implementation after receiving the initial report, the RCx team shall produce a basic scope of work (SOW) for the implementation of the recommendation. The SOW is intended to be used by the owner to solicit design and construction proposals for repairs, or design and construction of the recommendation. The SOW will include the following: a. Narrative description of the work required to implement the correction, b. Informational sketches if required, c. Type and size of equipment or material required with manufactures cut sheets if appropriate, and d. Sequence of control if required... Functional Description A Functional Description (FD) shall be developed for each accepted measure. The FD will define how the affected systems must perform in order to meet the required performance while continuing to comply with the established CFR. This is used to ensure that the key parameters are defined for the proposed system operation. Any required calculations used to estimate the improvements or savings shall use the key parameters identified. The key parameters identified shall be measurable for the purpose of functional performance testing and the M&V procedures established to show the improvements have been achieved. In order to maintain system performance over time, O&M guidance shall be provided to the staff. At a minimum the FDs shall contain the following information: a. Operating set-points, b. Required operational schedules, c. Required maintenance procedures, d. Required operator actions, e. Definition of key operating parameters to be measured, f. M&V procedures utilized to verify performance, and g. Baseline performance used for comparison... Corrective Action Responsibility of the Owner The owner shall procure the implementation and commissioning of the selected corrective actions. All corrective actions shall be commissioned in accordance with the NEBB Procedural Standards for Whole Building Systems Technical Commissioning for new construction. Page of

35 Draft -- Standard S Performance Verification (PV) It is important that the final results and benefits of all the RCx project activities are proven by evaluating the final performance at the individual system level and the total facility. To do this a Performance Verification (PV) system shall be utilized. Each of the system upgrades or group of upgrades that have a quantitative impact on each other shall be tested to demonstrate the systems are performing as required by the Functional Description and achieving the predicted benefits... Functional Performance Testing Functional performance tests (FPT) shall be developed to demonstrate that the installed system improvements perform as required by the FD for each system. The FPTs shall be developed and reviewed with the owner prior to execution of the testing. The tests shall be designed to demonstrate that the required system performance has been achieved and is consistent with the CFR for the facility. The FPTs shall provide direct measurement of the key performance parameters identified in the FDs and include tolerance requirements for successful performance. The FPTs shall verify the following; a. Proper installation, b. Compliance with CFR, c. Compliance with FD, d. Achievement of the predicted benefits, and e. Proper operation of the system. The functional performance tests shall be designed to encompass all improvements made to the systems, including quick fix measures implemented during the RCx process. The FPTs should be designed to demonstrate performance at a system level to verify the overall performance complies with the established CFR and achieves the predicted benefits. The results of the FPTs conducted after improvements have been implemented shall be compared to baseline performance of the systems. The measured values for the key performance parameters shall be used to recalculate the projected energy savings to demonstrate the actual performance is consistent with predicted savings. Page of

36 Draft -- Standard S Continuous Performance Tracking (CPT) If the owner chooses to track the final results and benefits of all the RCx project activities of the total facility, a performance tracking system shall be utilized. If one exists, then it will be used for this activity. If one does not exist, the RCx provider shall assist the owner in setting one up... Review or Create the CPT Tracking System The CPT system is evaluating the change in performance of the buildings energy and water using systems after the RCx implementation. The basic performance verification system shall include at a minimum: a. Documentation of past utility usage by month for at least one full year b. Records current month utility use c. Record independent variables such as hours of operation, set-points, and occupancy rates d. Normalizes both past and current performance for number of billing days e. System shall output EUI and WUI and graphs that clearly indicate any changes in utility usage f. A system cycle shall be monthly or equal to the utility billing cycle.. Performance Tracking Operation Cycle The basic operating cycle of the system is as follows: a. Collect and document current utility usage data b. Compare to past usage c. Collect and document independent variables d. Compare to past variables and adjust original baseline as required e. Compare to baselines f. Report results g. Make changes for operation improvement h. Verify implementation of changes i. Return to the first step above.. Perform First Cycle of Performance Tracking If the system is new, the RCx provider shall perform the first cycle of the performance tracking system... Compare Results to Past Results and Baselines Using the output data and graphs from the system the owner and RCx provider shall publish the results to managers, operators and occupants for each cycle of the system... Train Operators on the Continuous Performance Tracking System If the system is new, the RCx provider shall train the owner s staff on the correct operation of the system for continued operation of the performance verification system. Page of

37 Draft -- Standard S0.. Utilization of FPTs for Continuous Performance Tracking The FPTs developed for performance verification can also be utilized to continue to evaluate specific measures performance during the continuous performance tracking (CPT) period. The FPTs can utilize performance trends in the BAS and define the acceptable range of performance. Where possible, the FPTs used in the CPT period shall include alarming or appropriate notification when the performance of the system falls outside the acceptable range. Page of

38 Draft -- Standard S Appendices A. Normative Appendix - RCx Qualifications This normative appendix is a part of this standard and is indispensable for the application of this standard. The success of a Retro-Commissioning project is based upon the qualification, experience and talents of the RCx Provider and the commissioning team. It is also dependent upon utilizing the correct technical processes and the appropriate testing tools and instruments. To insure a successful project all RCx projects should include the following qualifications.. RCx Provider Qualification: An RCx Provider must have education, experience and qualifications required to achieve certification as a RCx Provider. In general, the RCx Team must have the following skills and experience: a. Project Management b. Project team supervision c. System Testing techniques and use of instrumentation d. System troubleshooting e. System analysis f. Energy and water conservation techniques g. Energy and water calculation procedures h. Working knowledge of Control systems and sequence strategies i. Capability to train operators j. Good communication skills. RCx Provider Certification: The retro-commissioning provider must be a qualified individual who has demonstrated their capability by achieving a personal certification in Technical Retro Commissioning of Existing Buildings such as NEBB RCx certification or similar certifications that are specific to Technical Retro Commissioning. Other general commissioning certifications that are not specific to Retro-Commissioning, that combine new building and existing building commissioning processes into one process should not be considered as qualified individuals, because the commissioning process for new buildings and existing buildings are completely different processes.. RCx Team Member Qualification: An effective RCx team must have individuals who are experienced and knowledgeable in the systems they are commissioning. It is the RCx Providers responsibility to lead, manage and supervise the RCx team. Expertise is normally required for the following fields: Page of

39 Draft -- Standard S0 0 a. HVAC Systems b. HVAC Controls c. IEQ parameters d. Building Envelope e. Electrical Power Systems f. Lighting and Lighting Controls g. Plumbing Systems h. Landscape watering systems i. Any other specific systems included in the scope of work. RCx Test Instruments and Tools: It is the RCx Providers responsibility to own, supply and utilize the correct test instruments, of the correct accuracy and range and properly calibrated for testing system operability and performance. The following standard tool lists are intended to be a minimum requirement for Retro-Commissioning projects. 0 Page of

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41 Draft -- Standard S0 0 A.B. Informative Appendix Standard RCx Process Outline This appendix is not a mandatory part of this standard. It is merely informative and does not contain requirements necessary for conformance to the standard. It has not been processed according to the ANSI requirements for a standard and may contain material that has not been subject to public review or a consensus process. Unresolved objectors on informative material are not offered the right to appeal at NEBB or ANSI. Standard RCx Process Flow Chart The following flow chart shows the RCx process in a linear fashion for clarity Page of