Full-Scope Commissioning for High-Quality Buildings Pieter L. van der Mersch, PE, QCxP University of Colorado Boulder 21 st National Conference on Building Commissioning
AIA Quality Assurance The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-aia members are available upon request. This program is registered with 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.
Presentation Description In the late 1980s, the University of Colorado - Boulder embarked on a journey of improving the quality of new buildings and major renovations, which resulted in what we now call Full-Scope Commissioning. As we progressed, this became our vision: A proactive team approach to systems design and construction with well-defined functional expectations, design review, construction inspection, performance verification and operational training, to satisfy user needs, and achieve efficient and safe building operation, and costeffective maintenance.
Learning Objectives At the end of this session, participants will be able to: 1. Get insights on how we developed the FCx Process 2. Embrace the huge benefits of being pro-active 3. Instill buy-in for the various elements of the process 4. Encourage strong participation and communication
University of Colorado Boulder
Campus Information 33,000 Students 6,800 Teaching, Administration and Research Staff Over 100 buildings of significant size: 11+ million square feet About equal space for Classrooms, Research, Housing, Offices and Athletics/Recreation Several over 100 years old 600+ Acres $280+ Million per year in Research
Overview1 Goals for High-Quality Buildings Design and Construction Standards Program Plans Selection of Consultants Design Process Construction Process
Overview L Start-up and Testing Orientation / Training Close-out Warranty Evaluation of Project and Participants
Goals for High-Quality Buildings Building-User satisfaction Functionality Safety Appearance Reliability Serviceability Energy-efficiency Replaceability of components
Design and Construction Standards Help us communicate our needs, experience and expectations consistently. They help achieve our goals in a cost-effective manner. For use by design consultants and standing-order contractors. We update them yearly.
Program Plans Plans are developed and submitted for approval after review by UCB: Planners Engineers Shop Staff Construction Manager if assigned
Selection of Consultants We select architect (only) first. Architect submits the names of three sub-consultants per discipline. We interview them separately in conjunction with the architect. We decide as a group which sub-consultants are best for the project (not necessarily from the same firm).
Pre-design Meeting1 Architect and Engineer meet with us (e.g., UCB Engineering and Shops) to: Clarify any questions regarding the Standards Share insight with her/him on existing conditions in a building (in the case of renovations) Share some ideas of what design concepts have worked well for us. We provide and review the Design Guidelines.
Pre-design Meeting L - Excerpt of Guidelines General Follow the UCB Design and Construction Standards Make sure to read the design guidelines in each section of the Standards **** HVAC Include a heating source in all vestibules/airlocks and stairwells with exterior walls. Match heating and cooling zones, and control with one heating/cooling thermostat per zone. The use of fan-powered boxes is typically not acceptable, unless they are the only heating source (discuss with UCB engineer). **** Resource Conservation (for your information) The following minimum building insulation values shall be provided: R19 for walls and R30 for roofs, including stairwells and elevator shafts with exterior walls. Confirm that architect is incorporating these into the design before performing load calculations. ****
Design reviews1 Have been performing design reviews forever, and now with Shop staff participation. Have streamlined the review process. Reviews are for compliance with codes and UCB Standards, and our prior-project experience. We submit written comments with red-lined drawings and specs.
Design reviews2 We are involved with the consultants throughout the design process. Consultants can meet with us during any of our bi-weekly Shop-Tech Meetings or upon request. We submit comments at every stage of the formal reviews: - Schematic - Design Development (30%) - 60%, and 100%. No 95% reviews.
Design reviews3 We review designs with these this in mind: Our customers are the Building Users and the Shops. Maintainability and replaceability Good design: - compliance with Codes and UCB Standards - simple & not too conservative - well thought out - clearly drawn and specified, etc. Energy and Water efficiency Cost-reduction opportunities (true value engineering)
Pre-bid presentation We inform the prospective bidders about our expectations: We take the specifications and codes seriously. They need to be truly committed to following them. We need to have tradespersons who have experience doing this type of work. The buildings are likely to not be renovated for 100+ years.
Approval of foremen Well-informed qualified foremen make a tremendous difference. Once the bids are in, and before awarding the contract: Qualifications of the foremen are required for approval of the contractor. We review the qualifications of the contractors. We have interviewed the proposed foremen prior to acceptance.
Pre-construction meetings1 Extremely valuable to the University and the Contractors We remind the Foremen: Read Specs and Division 1! They need to be pro-active regarding space conflicts or possible design errors. Call for inspection of first installations of piping, plumbing and sheet-metal. Essential that equipment is accessible and maintainable.
Pre-construction meetings 2 Final product depends on a partnership among all the participants. We provide lists of the typical misunderstandings, oversights and mistakes made in past projects (Oops Lists): Sheetmetal, Piping, Plumbing, Controls, Electrical, Structural We review them with all the installation technicians as soon as they are on site.
Pre-construction meetings L Excerpt of one of the Oops Lists MECHANICAL SYSTEMS Installation Requirements CONSTRUCTION Drains shall be in "low" part of floor, and able to take water. Mech-room floors shall be properly sealed, and floor penetrations sleeved or curbed. Mech-room floors not on grade shall be water-proofed. ******** INSTALLATION Accessibility to equipment; i.e., not over 5 feet high or in out-of-reach places. All equipment should be installed with maintenance and repair in mind; especially, room to pull equipment for repair. All floor-mounted equipment shall be anchored (shimmed, level and grouted). Verify mounting of pumps before running piping to equipment. Follow manufacturer's guidelines. Recheck alignment after installation.
Construction permits We are responsible for all code inspections (like a City or County building department). Building, Electrical, Fire-Protection, Civil, Mechanical and Plumbing They are required for all projects.
Review of submittals They are done in conjunction with the consulting engineer. We provide our comments to engineer, who presents combined comments to contractor.
Inspections Inspection Cards Inspection Requests (w/ space for inspection reports) Always looking for ways to improve the inspection process
Inspection Process1 Pre-installation inspection of typical components First-installation inspections Compliance with codes (e.g., IBC, UPC, IMC, etc.) Following construction standards (e.g., SMACNA, UCB Standards in Specs)
Inspection Process L Supplements the observations performed by consultants: General compliance with Contract Docs. Witnessing of pressure tests (to reduce consultant visits/costs) Quality assurance of the work High-lighting drawings when doing partial inspections
Testing and Balancing UCB requires that pre-approved testing and balancing contractors bid to the General Contractor the testing and balancing contractor is required to review and approve, in writing, the type and location of the balancing devices provided and installed by the mechanical contractor
Start-up & Testing (Commissioning) Start-up and Testing Schedule S & T Forms provided by us Preparation of S & T Manual (by contractors) S & T Process
Partial List of S & T Checklists Mechanical Pre-Operational Verification General Verification List Air Handling Unit Automatic Temperature Control System Boiler CHW Cooling Coils Condensing Water - Hydronic Piping and Specialties Chiller Chilled Water - Hydronic Piping and Specialties Cooling Tower Ductwork Fire Dampers HW Heating Coils HW Heating - Hydronic Piping and Specialties Pump Steam and Condensate Piping
O&M Manuals We review independently from the consulting engineer Electronic word-searchable manuals are expected to include Index Warranty dates Cutsheets of all the approved components O & M instructions Balancing Report
Balancing report We review independently from the consulting engineer. We check for general compliance to Contract Documents and Performance Expectations
As-built drawings We review independently from the consulting engineer. Confirm that drawings are updated to include true asbuilt conditions. We require that they include the information of the equipment actually installed.
Orientation/training Should match the complexity of the systems (Specs should reflect this.) Provide to all appropriate maintenance personnel and building users.
Challenges1 Consistent pre-design meetings with consultants Promote and maintain the spirit of teamwork among the architect, engineers and UCB staff. User/Designer understanding of system expectations, capabilities and limitations: Perceived needs & desires Options Costs and cost-reduction opportunities
Challenges2 Consistent pre-bid & pre-construction meetings with contractors Pre-approval of contractor foremen Inspection of fittings and first installations to check for quality and conformance to specs More random and periodic inspections Early job observations with consultants to assure contractors meet our expectations
Challenges L Orientation walk-throughs for shop personnel and orientation of building users: Consistent Delivery of as-builts based on redlined drawings: Consistent and timely Delivery of O&M manuals: Consistent and timely Post-construction evaluations: Perform consistently
THANK YOU Pieter L. van der Mersch, PE, QCxP Manager, Facilities Mechanical Engineering University of Colorado Boulder 453 UCB Boulder, CO 80309-0453 Mersch@Colorado.EDU