AABC Commissioning Group - CxA Workshop Las Vegas, Nevada – MGM Grand April 22, 2008 Jim Magee, CxA AABC Commissioning Group, President Facility Commissioning Group, President

Overview Cx Advocacy Cx Process Cx Team Roles and Responsibilities Guidelines, Certifications, and Associations Discussion

Commissioning Advocacy

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 non- commissioned building. (Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)

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.

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.)

What is Commissioning? Design Intent Document Basis of Design 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

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

Commissioning Definitions Commissioning Authority (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

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

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

Commissioning Definitions Total Building Commissioning (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

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

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

Objections To Commissioning “Haven’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.

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 CA must be a team builder by using the commissioning process to the benefit of all. No. The CA should respect the traditional construction disciplines. The CA has a distinct responsibility to owner for system quality and performance.

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

(Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998) Commissioning Costs Commissioning New Construction Approximately 0.5%-1.5% of Total Construction Cost Commissioning Existing Buildings (RetroCx) Approximately 3.0% - 5.0% of Annual Operating Cost (Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998)

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)

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 What Does Commissioning Cost?

What Does Commissioning Cost? The Economics of Commissioning An Initial Budget Setting Thumb-Rule: 2 % - 3 % of mechanical construction cost plus 1 % - 2 % of electrical construction cost (Source: BCA. Based on six science building projects.) What Does Commissioning Cost?

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*. What Does Commissioning Cost? Without Commissioning First Year Warranty Period Costs Design Phase Costs Construction Phase Costs With Commissioning Design Phase Costs Construction Phase Costs First Year Warranty Period Costs * Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998

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

Guideline O: 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. Review and accept the Cx Authority’s Commissioning Process Report

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

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

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

EA Credit 3 Enhanced Commissioning Independent 3rd Party CxA Review OPR, BOD and Design by mid-CD’s Independent submittal review Systems Manual O&M and Occupant Training Verification

Commissioning Process

Elements of Commissioning Design Intent Documents (DID or OPR) Design review Site observations and site meetings Resolution Tracking Forms (RTF’s) System Verification Checklists (SVC’s) Organized systems start-ups Functional Performance Tests (FPT's) Operation and Maintenance (O&M) training O&M documentation Commissioning report

Approaches to Commissioning Comprehensive Commissioning Construction Phase Commissioning

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

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

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

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

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

Review design for commissioning, testing and O&M access and provisions 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

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

Establish commissioning in the project schedule: 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

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

Update commissioning plan 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

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

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

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

Verify Building Automation System (BAS) 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

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

Functional Performance Tests (FPT’s) Acceptance Phase Functional Performance Tests (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

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

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

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

Carry out specified off-season testing 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

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

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

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

Commissioning Team

Team Effort Commissioning succeeds when… Every team member understands and carries out their responsibilities Every team member cooperates and coordinates with each other and third- party agencies Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.

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

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

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

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

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

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

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

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

Commissioning Team Roles Electrical Contractor Assign Cx Team Member and attend meetings Coordinate electrical installation with mechanical work Attend meetings Document Progress (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

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

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

Guidelines, Certifications, Associations

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

Guidelines ASHRAE Guideline 0-2005: The Commissioning Process ASHRAE Guideline 1 –1996: The HVAC Commissioning Process ACG Commissioning Guideline – 2005 NECA90-2004: Recommended Practices for Commissioning Building Electrical Systems ISPE Pharmaceutical Engineering Guide Volume 5: Commissioning and Qualification

Certifications AABC Commissioning Group (ACG) 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

Resources www.commissioning.org for AABC Commissioning Group www.ashrae.org for American Society of Heating, Refrigerating, and Air-Conditioning Engineers www.bcxa.org for Building Commissioning Association www.buildingamerica.gov for U. S. Dept. of Energy Building America Program www.facomgrp.com for Facility Commissioning Group

Resources www.ieee.org for Institute of Electrical & Electronic Engineers www.ispe.org for International Society For Pharmaceutical Engineering www.nebb.org for National Environmental Balancing Bureau www.peci.org for Portland Energy Conservation, Inc. www.smacna.org for Sheet Metal and Air Conditioning Contractors' National Balancing Bureau www.usgbc.org for United States Green Building Council

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

Architect’s Role “Master Builder” Coordinates the whole project Supports Commissioning Manages relationship with the Owner Maintain the Owner’s Program Requirements

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

AABC Commissioning Group CxA Workshop New York City – Javits Convention Center AHR Expo January 23, 2008 Jim Magee, CxA AABC Commissioning Group, President Facility Commissioning Group, President