Building Commissioning Ron Major Resource Conservation Manager Building Commissioning

What will be covered? Definitions of commissioning, retro-commissioning and re-commissioning New building commissioning Retro-Commissioning

What will be covered? Commissioning and LEED Commissioning and the Washington Sustainable Schools Protocol

What is building commissioning? ASHRAE definition; Commissioning is the process of ensuring that systems are designed, installed, functionally tested, and capable of being operated and maintained to perform in conformity with the design intent.

What is building commissioning? Washington State Department of General Administration’s definition; Building Commissioning is a systematic and documented process of ensuring that the owner’s operational needs are met, building systems perform efficiently, and building operators are properly trained.

Definitions Building commissioning typically involves four distinct “phases” for new construction. Pre-design Design Construction Warranty The four phases are pre-design, design, construction, and warranty. As part of the construction phase, commissioning involves functional testing to determine how well mechanical and electrical systems meet the operational goals established during the design process.

Definitions Re-commissioning; is applied to an existing building that was originally commissioned. Retro-commissioning; is applied to an existing building that was never commissioned.

What is the goal of building commissioning? To deliver a facility that operates as it was intended. To provide a facility that meets the needs of the building owner and occupants. To provide appropriate training for facility operators on the operation and maintenance of the building systems.

When should the building commissioning process start? Building commissioning can be started near the end of construction. (good) Building commissioning can be started at the start of construction. (better) Building commissioning can be started during schematic design. (best)

When should the building commissioning process start? Benefits of early involvement – Design review. Better building commissioning specifications. Clear building commissioning expectations. Better bids.

When should the building commissioning process start? Early involvement by the commissioning agent may not carry a cost premium. It will reduce project design problems and will introduce building commissioning expectations early.

Develop building commissioning scope of work Before meeting with the commissioning agent develop a draft commissioning scope of work. Start by asking the facility owner and operators what problems they encountered on previous construction projects.

Develop building commissioning scope of work Do not limit your commissioning to just HVAC and controls. Envelope, lighting controls, security, lab spaces, medical gas systems, and other complex systems should be considered.

Develop building commissioning scope of work Then use the Commissioning Guidelines for systems to be commissioned. HVAC systems Air distribution systems Plumbing and piping systems Heating and cooling plant equipment Control systems Electrical systems Metering strategy and equipment

What should be budgeted for building commissioning? The following rules of thumb can help a client budget for building commissioning services. $1.00 to $2.00 per square foot depending on the complexity, size and location of the building. 1.0 to 2.5% of the total construction cost.

Cost savings for building commissioning 8% - 20% reduction in operating costs for a building that is commissioned. 1.5 – 5.5 year simple payback on commissioning. Based on: fewer change orders. lower energy usage. reduced operational problems.

What does building commissioning involve? Verifying and documenting building systems’ performance through all phases of a project from concept to occupancy. Testing HVAC systems’ performance to ensure that they meet the needs of the building throughout the full range of operating parameters that may be encountered.

Expected Deliverables 1. Commissioning plan and schedule detailing each step of the commissioning process and each team member’s role and responsibilities. 2. A diagnostic and functional test plan detailing how each test will be accomplished and noting expected performance parameters.

Expected Deliverables 3. A list of findings and potential improvements identified by the commissioning provider for design phase and construction phase activities 4. A training plan recommending specific topics and training schedules

Expected Deliverables 5. At the completion of the project, a final commissioning report detailing all of the commissioning provider’s findings and recommendations including copies of all functional performance testing data.

Expected Deliverables 6. A systems concepts and operations manual which gives a description of each system with specific information about how to optimally operate and control the system during all modes of operation such as during fire, power outage, shutdown, etc., including special instructions for energy efficient operation and re-commissioning.

Expected Deliverables 7. Energy savings and implementation cost estimates for recommendations developed in the process are also deliverables for retro-commissioning projects.

Retro-commissioning Is a systematic, documented process that identifies low cost O&M improvements in an existing building and brings that building up to the design intentions of its current usage. In many cases as a building is used over time, equipment efficiency and tenant build-outs or renovations change how the building functions.

What are the goals of retro-commissioning? To identify and fix existing problems, such as indoor air quality. To improve the energy efficiency of the building. To provide a facility that meets the current needs of the building owner and occupants. To provide training for facility operators on the operation and maintenance of the existing building systems.

What is the cost of retro-commissioning? $0.40 to $1.20 per square foot depending on the complexity, size, and location of the building. This includes the first phase and the second phase after corrections are made. General housekeeping done before commissioning is started can help reduce costs. Assigning maintenance staff to assist the commissioning agent can also help reduce the cost while providing a good training opportunity.

What does retro-commissioning involve? Verifying and documenting the existing building systems’ performance. Testing HVAC systems’ performance to ensure that they meet the current needs. Identifying and recommending solutions to existing building problems.

When to retro-commission If the building has never been commissioned. If the original usage of the building has changed. If the building is experiencing: occupant comfort complaints. indoor air quality problems. higher energy costs. numerous operation and maintenance problems.

Why use retro-commissioning? Low first cost for the building owner. The cost for the first phase is typically in the $0.25 to $0.75 per square foot range. The commissioning agent fully tests all of the systems. Simple repairs can be done during the retro-commissioning investigation.

Why use retro-commissioning? To make sure the equipment is operating correctly. To improve indoor air quality. To reduce occupant complaints. To increase occupant comfort. To reduce energy and demand costs.

Why use retro-commissioning? The commissioning agent can subcontract and oversee the repairs. The commissioning agent commissions the repairs after the work is completed to make sure the systems are working correctly. The retro-commissioning process is fully documented.

Developing the retro-commissioning scope of work Ask the facility owner and operator what problems they are encountering. Interview building staff to find out what problems they are experiencing. Based upon what was learned, draft the retro-commissioning scope of work before meeting with the commissioning agent.

Cost savings for retro-commissioning 5% - 20% reduction in annual operating costs. 1.5 – 7.5 year simple payback is typical. This is based on: lower energy usage. reduced operational problems. improved occupant comfort.

Selecting the right commissioning agent It is important to select a commissioning agent that has hands on experience with controls and HVAC systems. It is important to select a commissioning agent that has good troubleshooting and problem solving skills.

How Does Commissioning fit into the LEED Version 2.2 Process? There are two levels of building commissioning for the LEED process. The first is what is called Fundamental Commissioning and it is a pre-requisite requirement for all LEED projects. The second is Enhanced Commissioning and provides one point under energy and atmosphere credit number 3.

LEED V2.2 Pre-Requisite Commissioning Requirements: REQUIRED SYSTEMS: HVAC & controls, lighting controls, domestic water heating and any renewable energy systems The project team must designate a specific individual as the commissioning authority (CA). This individual must be qualified. Projects larger than 50K SF project must be commissioned by a third party

LEED V2.2 Pre-Requisite Commissioning Requirements: The owner shall develop and CA shall review owner’s project requirements (OPR) document. The A/E shall develop and CA shall review the basis of design (BOD) documents for the commissioned systems

LEED V2.2 Pre-Requisite Commissioning Requirements: The project documents must include the commissioning requirements (Specs) A commissioning plan must be developed and implemented The CA must verify the installation and functional performance of all commissioned systems

LEED V2.2 Pre-Requisite Commissioning Requirements: The CA must complete a final summary commissioning report

LEED Enhanced Commissioning Requirements (EA Credit #3) The CA must complete a review of the construction documents at approximately the 50% complete stage The CA must complete a review of the contractors standard submittals related to commissioned systems

LEED Enhanced Commissioning Requirements (EA Credit #3) The CA must verify all specified training The CA must develop a systems manual for all commissioned systems The CA must review operation and performance of commissioned systems with the owner within 10 months after substantial completion

Additional (Highly) Recommended Commissioning Scope The CA meets with the project team to present preliminary Cx plan & discuss Cx contract scope of work and Cx related responsibilities of the entire project team The CA conducts a control systems integration meeting

Additional (Highly) Recommended Commissioning Scope The CA conducts a pre-construction commissioning coordination meeting with the contractors The CA makes periodic site visits during construction to review installation and witness contractor start-up routines The CA conducts a “Lessons Learned” meeting after all Cx is complete

Often Misunderstood LEED Commissioning Requirements Owners Project Requirement (OPR) & Basis of Design (BOD) BOD based on OPR Prior to submittals for Fundamental Commissioning Prior to design submittal for Enhanced Commissioning Developing project onset maximizes value

Often Misunderstood LEED Commissioning Requirements Design review intent and timing Review as early as possible after the design is fully developed and documented, such that issues may be resolved as early as possible before the construction documents are finalized.

Often Misunderstood LEED Commissioning Requirements Enhanced Commissioning Credit Independent 3rd party requirement # 2, Design Review # 3, Contractor submittal review # 6, Post Cx review All other Enhanced & Prerequisite requirements may be provided by an individual employed by design or CM firm, but not otherwise working on the project.

Commissioning and the Washington Sustainable Schools Protocol E4.0: Fundamental Commissioning: Required The design team and the school district shall comply with completion requirements outlined in Section 1416 of Washington’s NREC and WAC 180-27-080 regarding: Drawings Manuals System balancing Systems commissioning And in conformance with ESSB 5509, commissioning shall be performed for projects over 5,000 s.f.

Commissioning and the Washington Sustainable Schools Protocol E4.1: Additional Commissioning Conduct a commissioning design review of the Owner’s Project Requirements (OPR), Basis of Design (BOD), and design documents prior to mid-construction documents phase and back-check the review comments in the subsequent design submission. Review contractor submittals applicable to systems being commissioned for compliance with OPR and BOD. This review shall be concurrent with A/E reviews and submitted to the design team and the owner. Prepare a final commissioning report following the WSEC 2004 – Building Commissioning Final Report Guidelines available from NEEC and review with the school district, verifying that systems are operational to the OPR and BOD and work is completed.

Commissioning and the Washington Sustainable Schools Protocol Verify functional and maintenance training of O&M Staff, and verify that such training is completed in the Final Commissioning Report. Verify that training of building occupants regarding optimal operation of commissioned systems they interface with has been completed. Assure through contractual arrangements involvement by the CxA in reviewing building operation after one academic year of building use with O&M staff and occupants. Include a plan for resolving outstanding commissioning-related issues.

A properly commissioned facility can result in Fewer change orders during the construction process Fewer call-backs for warranty work Long-term tenant satisfaction Lower energy bills Avoided equipment replacement costs Improved profit margin for building owners Properly trained operational staff Operations and Maintenance manuals are compiled correctly

Building commissioning resources GA’s Building Commissioning Program: www.ga.wa.gov/eas/bcx Building Commissioning Association: www.bcxa.org

Department of General Administration Thank You Ron Major Department of General Administration (360) 902-7197 rmajor@ga.wa.gov