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AUSTIN
DALLAS
DENVER
HOUSTON
KANSAS CITY
MIAMI
NASHVILLE
PHOENIX
RICHMOND
WASHINGTON D.C.
FIRM PROFILE
Commissioning Services
Site Focused Commissioning Process
Experienced Team Leadership
Cx Administrator with BMS Controls Specialization
Experience
Designed Over 20 Million SF of Space in last 5 Years
Owner
Commissioning Agent
HISTORY OF COMMISSIONING
1977 - Public Works Canada begins to use Cx in its project delivery system
1984 - University of Wisconsin, Madison begins to offer Cx courses
- ASHRAE HVAC Commissioning Guideline Committee formed
1988 - ASHRAE publishes HVAC Commissioning Guideline
1989 - First edition of BPAs Building Commissioning Guidelines published
1996 - ASHRAE publishes Guideline 1-1996: The HVAC Commissioning Process
1998 - USGBC LEED criteria includes Cx
2002 - AABC publishes the AABC Commissioning Guideline
- AABC launches certification program
2004 - BCA launches certification program
2006 - NIBS Guideline 3-2006Building Envelope Commissioning
2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process
2008 - USGBC restructures LEED-EB as LEED for Existing Buildings: Operations &
Maintenance, allowing up to 4-points for RCx and 2-points for on-going commissioning
2012 - NFPA-99 Healthcare requirements includes Cx
- IECC Includes Commissioning
- NFPA 3-2012 Recommended Practice for Commissioning FPLS Systems
Where art meets engineering
BP HELIOS PLAZA
DELIVERY METHODS
BP CHP
Methodist CHP
Commissioning is a quality-oriented
process for achieving, verifying, and
documenting that the performance of
facilities, systems, and assemblies meets
defined objectives and criteria.
Source: ASHRAE Guideline 0, The Commissioning Process
ASHRAE GUIDELINE 0
Phases of Commissioning
Pre-Design
Design Phase
Construction Phase
Occupancy/Operations Phase
Contractors
Proactive Scheduling of Cx Events
Installation Reviews
Facilities Staff
Pre-Design Phase
Develop Owners
Project
Requirements
Determine Scope
and Budget
Acceptance
Develop Initial
Commissioning
Plan
Owners Expectations
Project Drivers
Owner Goals
User Requirements
Purpose
Design - Bid Build
CM @ Risk
Design - Build
Commissioning Process
OPR DEVELOPMENT
OPR DEVELOPMENT
OPR Workshop Questions
Question 1: What Areas are required for a Functional Facility?
Question 2: List Conditions Important to Your Comfort in an Ideal
Building ?
Question 3: What activities generate pollutants in this building?
Question 4: How do we make this facility more sustainable?
Question 5: How do you define energy efficiency?
Question 6: How will you benchmark system operation?
Question 7: What documentation is required to properly operate and
maintain facilities?
Question 8: What are your training requirements?
Question 9: What Problems with Previous Projects Should be avoided?
Question 10: What Must Be Accomplished for a Successful Project?
Where art meets engineering
Operation and maintenance criteria for the facility that reflect the Owners
expectations and capabilities and realities of the facility type.
Equipment and system maintainability expectations, including limitations of
operating and maintenance personnel.
Quality requirements for materials and construction.
Allowable tolerance in facility system operations.
Energy efficiency goals.
Environmental and sustainability goals
Community requirements.
Adaptability for future facility changes and expansion.
Systems integration requirements, especially across disciplines.
Health, hygiene and indoor environment requirements.
Acoustical requirements.
Vibration requirements.
Seismic requirements.
Accessibility requirements.
Where art meets engineering
Security requirements.
Aesthetics requirements
Constructability requirements
Communications requirements
Applicable codes and standards
Site Issues
Mobilization
Temporary Utility Service Input
Where art meets engineering
Not Owner, Project Manager, Design Team, Contractor Team, TAB Team
BENEFITS
Pro-active, early understanding of local permitting process
and requirements
Understanding of potential effects to existing facility
operations
Better match of project delivery method to the project
requirements
Well documented OPR forms the basis for all future project
decisions.
LEED Reviews
Design Reviews
Determine Training
Requirements and
Manual Structure
Determine
Construction
Checklist
Requirements
Develop Cx
Specifications for
Construction
Documents
CD Design Reviews
Develop Cx Plan
Cx Plan Development
SD, DD, CD
Review Includes Scope Reviews, Constructability, Maintainability, Energy Efficiency, LEED Criteria, M+V
Provide Cx Specification
Coordinate Specific Systems Integration Meeting Controls, Systems Advocate for the Owner
Contractor Selection Participation
Pre-Bid Meetings
The treatment of CHP under the ASHRAE 90.1 2004 Performance Rating Method
(PRM, Appendix G) comes under the purview of G2.4 Energy Rates.
DESIGN REVIEWS
Evaluate Designs and System Options with A/E Team to Attain Energy
Efficiency Goals
DESIGN REVIEWS
CX SPECIFICATIONS
CX SPECIFICATION EXAMPLE
TRAINING
Specifically Address
Emergency Procedures
Operations Instructions
Adjustment Instructions
Trouble shooting procedures
Maintenance/Inspection procedures
Repair procedures
Up-keep of systems manuals logs
TRAINING
Training Materials
Copy of training plan
Systems manual
Manufacturers
Electronic Media etc. - Vendors training
TRAINING EXAMPLES
CX PLAN
CX PLAN
CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Cx
Authority
A/E
Cx Plan
QuiCx
Construction
Submittals on
Commissioned
Equipment and
Assemblies
CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Commissioning Authority
Pre Functional
Checklists
Construction
Use and PFT
Start Up
Plan/Schedule
Start Up and
Vendor Provided
Start Up Forms
Construction
Observation
A/E
None
Reviews
None
None
Observe to ensure
Subcontractors are
executing accepted
installation and start up
plans.
Periodic walk-through.
Report findings to CxA
LESSONS LEARNED
CxA not brought in early enough to provide input on design at the early
stages
Owner should include requirements in the contract with the design team
to cooperate with the Commissioning Authority
Make sure the BOD is created and documents how criteria in OPR is
implemented in the design
BENEFITS
Reduces added cost claims by contractors who want to say they did not
understand requirements
Provides a basis for tracking design back to the OPR to eliminate scope
creep and to manage expectations by users and operations personnel
Develop Test
Procedures
Verify Systems
Manual
Verify Construction
Checklist
Completeness
Manage QuiCx
Project Delivery
System
Schedule Project
Deliverables
Document Pass/Fail
Update Issues Log
Resolve Issue
Provide Web Based Cx Documentation Process and Training for All Team
Members
Provide Proactive Input to the Contractor for Scheduling Activities Logic and
Duration of Commissioning Activities
CX SCHEDULING COORDINATION
Construction
Construction
Coordinate
Commissioning Phasing,
Submittal Review
Equipment Start Up
Verification Factor
Start Up Procedures
and Execution
Testing
Administer
Functional
Testing
Troubleshooting
Problem Solving
Assistance
Training
Post
Occupancy
Verification
Energy Performance
CxA
Conducts Pre Test
Meeting with
Contractor
Contractor Review
and Submit
Modifications for
Review
Re-Test
CxA Provides
Templates for Testing
and Verification to
Contractor
Contractor
Incorporates Test
Documentation in
Closeout Manual
Test Passed
Test Failed
CxA Creates
Deficiency Report
and Submits to
Contractor
Contractor Corrects
Deficiencies and
Records Corrective
Actions on
Deficiency Report
Develop and Write Functional Tests - Will Perform Review Meetings with Project
Team Members for Comments and Product Final Version
Review Test & Balance Plan and Final TAB Report. Provide Comments to the Plan
and Final Report.
Document and Verify All Start Up Checklists and Pre-functional Tests Prior to FPT.
Document and Verify All Sequences and Failure Scenarios are Performed and
Comply
Provide Input for Any Testing Failure and Suggest Solutions in Collaboration with
Contractor
LESSONS LEARNED
BENEFITS
Improved Success For Functional Tests due to more complete startup and
pre-functional test.
This will allow for more fully tested facility and an integration into the
existing facility
Minimize permitting and regulatory issues and reduce time of design and
construction
More integration testing with existing facility allows for a cohesive efficient
operation.
Where art meets engineering
Substantial
Completion
Coordinate
Warranty Review
Document Pass/Fail
Update Issues Log
Convene Lessons
Learned Workshop
Acceptance
Resolve Issue
LESSONS LEARNED
BIM
Mock-Ups
Web Based
Codes and Standards
Issues with LEED
Sectional Views
Fly-Thru Views
Clash Detection
Pre
FUTURE OF COMMISSIONING
Paperless Commissioning
COBie Compliant data bases for FMS compatibility
Codified Requirements
2012 IBC IECC Section C408 Requires HVAC Cx on all systems greater than 40 tons
2012 NFPA 99 Healthcare
2012 NFPA 3 Fire Sprinkler System Commissioning Guidelines
Multiple City Energy Codes now require Commissioning on HVAC systems
3D Commissioning Retro Commissioning
Measurement and Verification Protocols in accordance with the EVO
standards
ASHRAE GUIDELINE 0
ASHE
39 STEPS
45 STEPS
Develop Cx ROI
LEED
LEED
FUNDAMENTAL
10 STEPS
ENHANCED
10 STEPS
Selection of Cx Team
Selection of Cx Authority
Pre-Design/Design
Design
Update Cx Plan
Develop Cx Process Specs for
Div 1 & Tech Sections
Pre-Design
Construction/Operational
Transition
Review O&Ms
Witness Equipment and System
Start- Ups
Develop Functional Test Procedures
Witness and Document Tests
Facilitate Pressure Testing Including
Building Envelope
Verify Training and O&M programs for
Updates
Review TAB Report
Verify System Manual
Review Record Drawings
Develop and Provide Final Cx Report
Development/Review of Controls/Trending
Dashboard
Facilitate Fire & Smoke Damper
Inspections/Testing
Facilitate Development of Maintenance
Budget
Facilitate Completion of Statement of
Conditions (SOC)
Facilitate a CMMS Program for Asset
Management
ASHRAE GUIDELINE 0
39 STEPS
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS
ASHRAE GUIDELINE 0
39 STEPS
Re-Commissioning
Continuous Commissioning
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS
THE ISSUE
The USGBC has taken the recognized Cx Process as established and published by the
BCA
AGC
ASHRAE
ASHE
GSA
and divided the process into what they deem Fundamental (only 10 steps of the
usual 39) which are required then choose another 10 steps (for a total of 20 out of
39) as an option.
They are sending the message that the established whole multi-step process
can be boiled down to just a few of the steps, and any remaining steps can
be purchased as extra optional steps
This is an established process that works best when it remains together
IN OTHER WORDS
By only requiring LEED Fundamental, Owners are not reaping the full benefits of
commissioning
Without design and submittal reviews, Owners are only getting acceptance testing NOT
Commissioning
Even LEED Enhanced does not provide full service commissioning
No Design Review
No Submittal Review
No Services Past FPT
Forced to accept what the designers and installers give them (Isnt this where we came in?)
By contracting Acceptance Testing instead of Commissioning LEED is confusing the issue and
giving Owners a false sense of assurance
THE IMPACT
Owners unfamiliar with industry standards who contract for fundamental only
ARE NOT RECEIVING COMMISSIONING SERVICES! But they think they are.
USGBC is trying to amend this issue with their revised latest version of LEED
where they are adding requirements for energy performance measurement and
measurement & verification plans that would no longer be optional
CX PAYBACK METRICS
CX ACTIVITIES
COMMISSIONING IMPACTS
Number of Deficiencies Identified
Question
and
Answers