Commissioning Presentation For Society of American Military Engineers (SAME) George Washington University Chapter February 25, 2011

Anthony Pellegrino, PE My name is Anthony Pellegrino. I am a licensed Professional Engineer with 17 years of experience in the Design and Construction Industry. I am a Senior Mechanical Engineer at URS and function as a specialist at both Commissioning and Control System Design. I have been responsible for the development of commissioning specifications and test plans; third party reviews of mechanical, plumbing and electrical design; and management of commissioning projects as a Commissioning Agent. I have also been responsible for witnessing and documenting mechanical, plumbing and electrical building commissioning activities as well as post-construction troubleshooting

Agenda Introduction to Commissioning Building Systems which are Commissioned Description of the Commissioning Process Documentation used in the Commissioning Process Conclusion

What is Commissioning? The Process is based on the ASHRAE Guidelines 0-2005 and 1-1996 A Quality Based Method adopted by the Owner to achieve a successful construction project. As Defined by ASHRAE “Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the owner’s operational needs.”

What is the Purpose of Commissioning? Serves as a means to provide documented confirmation that the facility fulfills the requirements of the owner. To verify and document compliance with design criteria throughout construction, start-up, and the initial period of operation. To confirm that operating staff are trained and have the necessary documentation to maintain the facility. It includes and coordinates the separate functions of system documentation, equipment startup, control system calibration, testing and balancing and performance testing.

When is Commissioning NOT Optional? Code requirements for all new buildings over 50,000 SF (ASHRAE 90.1) require HVAC systems be commissioned. US Green Building Council requires Fundamental Commissioning as a pre-requisite for LEED Certification. Additional points can be earned with Enhanced Commissioning.

Who Should be Doing Commissioning? Ideally, Commissioning should be performed by an Independent Company that has no affiliation with: Manufacturers of equipment or system components Installing Contractors Designers Any other person or company which could affect the ability of the Commissioning Agent to render an Independent Commissioning Report

What is a Commissioning Agent? The Commissioning company will assign a Commissioning Agent (CxA) to the project. The primary role of the CxA is to develop, coordinate and execute testing plans, document performance and confirm proper system functionality. The CxA leads, plans, schedules and coordinates the Commissioning Team.

What is a Commissioning Team? The Commissioning Team consists of representatives from the various parties involved in the construction effort. They are responsible for implementing the commissioning process.

What Gets Commissioned???

Heating Ventilation & Air Conditioning (HVAC) Systems Air Handling Units Roof Top Units Fan Coil Units VAV Boxes Chillers Boilers Pumps Exhaust Fans

Potable Hot Water Domestic Hot Water Sanitary Water Storm Water Plumbing Potable Hot Water Domestic Hot Water Sanitary Water Storm Water Water Softener Toilets Sinks Urinals Showers

Power Distribution Units Motor Control Centers Engine Generators Electrical Transformers Switchgears Power Distribution Units Motor Control Centers Engine Generators Breaker Panels Automatic Transfer Switches

Wet Pipe Sprinkler System Dry Pipes Sprinkler System Fire Protection Fire Pumps Wet Pipe Sprinkler System Dry Pipes Sprinkler System Pre-Action Sprinkler System Kitchen Hood Fire Suppression System

Information Technology Systems Telephone Systems Intranet Telecommunications Information Technology Systems Telephone Systems Intranet

Security Card Access Systems CCTV Systems Alarm Systems

Building Pressurization Exterior Walls Roof Building Envelope Doors Windows Building Pressurization Exterior Walls Roof

Laboratory Exhaust System Specialty Equipment Laboratory Fume Hood Laboratory Exhaust System

Fire Alarm System Fire Alarm Control Panel

Building Automation System Control Panel Controls Building Automation System Control Panel

The Commissioning Process The Commissioning Process is a Quality-Focused Process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility is planned, designed, installed and tested to meet the design intent.

Four Phases of Commissioning The Commissioning Process can be broken down into four phases: Design Phase Activities Construction Phase Activities Acceptance Phase Activities Post Acceptance Phase Activities

Design Phase During the Design Phase, the CxA: Reviews the Owner’s Project Requirements. Reviews the Design Documents. Develops Commissioning Specifications. Develops a Preliminary Commissioning Plan. Conducts a Kickoff Meeting.

Construction Phase During the Construction Phase, the CxA: Develops the final Commissioning Plan. Holds regular Commissioning Meetings. Incorporates Commissioning milestones into the project schedule. Reviews modifications to the Contract Documents. Reviews approved submittals for equipment being Commissioned. Develops the Construction Verification Checklists (CVC).

Construction Phase (Continued) During the Construction Phase, the CxA: Randomly visits the site to verify installation of equipment. Creates and Maintains a Commissioning Issue Log. Reviews CVCs startup checklists completed by Contractor. Develops Functional Performance Tests (FPT). Reviews Operation & Maintenance Manual Documentation. Verifies adequate training is provided by the Contractor.

Acceptance Phase During the Acceptance Phase, the CxA: Witnesses initial Testing, Adjusting and Balancing (TAB) of building systems. Directs and Witnesses FPTs performed by the Contractor. Documents the results of FPTs and notes all deficiencies found. Directs and Witnesses re-testing of items that failed initial testing. Maintains and Updates the Commissioning Issue Log. Works with the Contractor to resolve outstanding issues.

Post Acceptance Phase During the Post Acceptance Phase, the CxA: Directs and witnesses off-season testing. Maintains and updates the Commissioning Issue Log. Works with the contractor to resolve outstanding issues. Conducts a final interview with the Owner. Writes the Final Commissioning Report.

Documents Used in the Commissioning Process Design Intent Document Construction Documents Contract Documents Commissioning Plan Field Reports Construction Verification Checklists (CVC) Functional Performance Tests (FPT) Commissioning Issue Log Operation & Maintenance Manuals Final Commissioning Report

Design Intent Document Details the functional requirements of a project and how it will be used. It includes project goals, performance criteria, cost considerations, benchmarks and success criteria. It is translated into the construction documents. It is the ultimate measure of the project’s technical success.

Construction Documents: These include a range of documents that vary with the Owner’s needs, regulations and laws. Includes specifications, drawings and general terms and conditions of the contract. Contract Documents: These include price agreements, construction management process, subcontractor agreements and/or requirements, requirements and procedures for submittals, changes, other construction requirements, timeline for completion, and the Construction Documents.

Commissioning Plan: A written plan of how the commissioning process will be accomplished. Field Reports: A document generated after each CxA site visit to record commissioning related event. Commissioning Issue Log: A formal vehicle to track commissioning issues, their status and resolution.

Example of a Commissioning Plan

Example of a Field Report

Example of a Commissioning Issue Log

Construction Verification Checklists (CVC) Activities that must be performed for the proper storage, handling and installation of building components. CVC’s must be completed by the Contractor prior to Functional Performance Testing.

Example of a Construction Verification Checklist (CVC)

Functional Performance Testing (FPT) A procedure designed to verify the functional performance of equipment or systems under a full range of operating conditions and loads, as specified by the contract documents. Each test is a written protocol that defines methods, personnel, and expectations for tests conducted on components, equipment, assemblies, systems, and interfaces among systems. The Contractor performs the FPT’s and provides necessary test equipment to complete the tests. The CxA directs, witnesses, and documents the FPT’s.

Example of Functional Performance Tests (FPT)

Example of Functional Performance Tests (FPT) (Cont.)

Example of Functional Performance Tests (FPT) (Cont.)

Operation & Maintenance Manuals Provided by Contractor at the completion of the project. Describes the as-built conditions. Describes how systems operate. Includes information on products concerning repair and replacement.

Final Commissioning Report Documents the Activities which occurred during the Building Commissioning Process. Provides the Final Results of the overall Building Commissioning Effort.

Example of a Final Commissioning Report

And FINALLY….

What are the Benefits of Commissioning? A fully Functional System that minimizes the number of occupant complaints. A fine-tuned system improves the economy of operation. Knowledge and Resources are available to maintain systems as they were originally intended. Reduces the number of problems upon initial occupancy. Improves the reliability of building systems. Saves money through more efficient operation of building systems.

QUESTIONS? Q&A TIME

THANK YOU!