PMI Bluegrass May 2012 Lunch Presentation: Commissioning Building Systems Commissioning for Project Managers

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Commissioning Process

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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.)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning What is Commissioning? The commissioning process provides the framework to verify that a facility and its systems will function to meet the design intent and the owner's needs and to coincide with the phases of a construction project. ( Applying the PMBOK® Guide Will Enhance the Commissioning Process and Result in Greater Project Success - by Aaron Pankonin, CBCP, CAPM)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning What is Commissioning? Owner’s Project Requirements –Details functional requirements and Owner’s expectations of how a building will be used and operated – DESIGN INTENT DOCUMENT –Basis for building commissioning Basis of Design –The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS

PMI Bluegrass May 2012 Lunch Presentation: Commissioning What Commissioning is NOT? –Completing Standard Forms –Contractors’ QA/QC Program –Verification of the Contractors’ QA/QC Program –Construction Inspection –Construction Management Substitute

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Elements of Commissioning  Design Intent Documents (DID or OPR)  Design Reviews  Submittal Reviews  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  Warranty Review of Building Operation

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Approaches to Commissioning –Comprehensive Commissioning –Construction Phase Commissioning

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Pre-Design Phase  Establish commissioning  Select a Commissioning Agency (CxA)  Develop commissioning scope  CxA review of DID or OPR

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Pre-Design Phase is CRITICAL!

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Design Phase  Review design for commissioning, testing and O&M access and provisions  Prepare commissioning specification  Write the commissioning plan  Establish commissioning in the project schedule

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Construction Phase –Review submittals –Update commissioning plan –Coordination including site observation, Cx Meetings, Resolution Tracking Forms (RTF’s), and System Verification Checklists (SVC’s) –Equipment and systems start-ups –TAB HVAC systems –Verify Building Automation System (BAS) installation and start-up

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Acceptance Phase  Review TAB Report  Functional Performance Tests (FPT’s)  O&M Training and Documentation  Commissioning Report

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Post Acceptance Phase  Correct unresolved deficiencies and conduct required re-tests  Carry out specified off-season testing  Perform specified post-occupancy monitoring  Review usage changes  Update commissioning documentation

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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.

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

What is cost and value of commissioning?

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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?

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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)  Approximately 2%-5% of Comprehensive HVAC Construction Cost – (ACG Commissioning Guideline)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning The Economics of Commissioning * Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998 If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*. Without Commissioning With Commissioning Design Phase Costs Construction Phase CostsFirst Year Warranty Period Costs Design Phase Costs Construction Phase Costs First Year Warranty Period Costs What Does Commissioning Cost?

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning TITLE SLIDE Commissioning of a project is a term that has different interpretations depending on who is using it.

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Associations –AABC Commissioning Group (ACG) –ASHRAE –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 –Association of Energy Engineers (AEE)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Certifications –AABC Commissioning Group (ACG) –ASHRAE (Process Management Certification) –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 –Association of Energy Engineers (AEE)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: CommissioningGuidelines –ACG Commissioning Guideline – 2005 –ASHRAE Guideline 1 –1996: The HVAC Commissioning Process –ASHRAE Guideline 1.1 – 2007: HVAC&R Technical Requirements for the Commissioning Process –ASHRAE Guideline : The Commissioning Process –NECA : Recommended Practices for Commissioning Building Electrical Systems –ISPE Pharmaceutical Engineering Guide Volume 5: Commissioning and Qualification

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Guideline 0: 1.Cx responsibilities statement in request for A/E design services. 2.Develop and commit to Owner’s Project Requirements. 3.Assign O&M personnel to the commissioning process. 4.Review and approve changes made in the Owner’s Project Requirements. 5.Review and approve the Construction Documents. 6.Provide competent documenting of training sessions (video, etc.) 7.Review and comment on the Cx Process Progress Reports. 8.Review and comment on the Cx Authority’s verification reports.

PMI Bluegrass May 2012 Lunch Presentation: Commissioning ASHRAE Guideline Aligns Guideline 1.1 with Guideline 0 terminology 2.Greater emphasis on Owners Project Requirements (OPR) 3.Eliminate DID terminology 4.Suggests challenging design for achieving OPR 5.Promotes sampling over 100% verification and testing 6.Includes more technical process details (specific tasks) 7.Enhanced appendix of sample forms and procedures 8.Advocates extensive training for owner personnel 9.Promotes team building to accomplish commissioning

PMI Bluegrass May 2012 Lunch Presentation: CommissioningStandards –ASHRAE Standard 202 –SPC 202 Committee –Complete at San Antonio AHSRAE Meeting in June –1 st Public Review this Summer –Release before or at AHR Expo January 2013

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Who manages for everything?

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Commissioning Definitions EXISTING BUILDING COMMISSIONING 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Commissioning Definitions Commissioning Provider (CP):  Independent Third-Party Commissioning Firm  A/E Firm  General Contractor  Construction Manager  Owner's Personnel

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning EA Credit 3 Enhanced Commissioning  Independent 3 rd Party CxA  Review OPR, BOD and Design by mid-CD’s  Independent submittal review  Systems Manual  O&M and Occupant Training Verification  10 th Month Review of Building Operation

PMI Bluegrass May 2012 Lunch Presentation: Commissioning PROJECT MANAGEMENT IS RESPONSIBLE

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Team Effort Commissioning succeeds when…  Team members understand and carry out their responsibilities  Team members cooperate and coordinate with each other and third-party agencies Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Commissioning Team Members Potential Team Members:  Equipment Vendors  Specialty Trades  Specialty Consultants  Program Manager  Service Contract Providers  BAS Specialists  IT Support Groups

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning 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

PMI Bluegrass May 2012 Lunch Presentation: Commissioning REFERENCES

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Resources  for AABC Commissioning Group  for American Society of Heating, Refrigerating, and Air-Conditioning Engineers  for Building Commissioning Association  for U. S. Dept. of Energy Building America Program  for Facility Commissioning Group

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Resources  for Institute of Electrical & Electronic Engineers  for International Society For Pharmaceutical Engineering  for National Environmental Balancing Bureau  for Portland Energy Conservation, Inc.  for Sheet Metal and Air Conditioning Contractors' National Balancing Bureau

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Project Management Drives Commissioning Process

PMI Bluegrass May 2012 Lunch Presentation: Commissioning PMBOK PMBOK recognizes 5 basic process groups and 9 knowledge areas typical of almost all projects. The basic concepts are applicable to projects, programs and operations. The five basic process groups are:  Initiating  Planning  Executing  Controlling and Monitoring  Closing. Processes overlap and interact throughout a project or phase. Processes are described in terms of: Inputs (documents, plans, designs, etc.) Tools and Techniques (mechanisms applied to inputs) Outputs (documents, products, etc.)

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

Project Management/Commissioning Prerogatives –Project Integration Management –Project Scope Management –Project Time Management –Project Cost Management –Project Quality Control –Project Human Resource Management –Project Communications Management –Project Risk Management

PMI Bluegrass May 2012 Lunch Presentation: Commissioning Questions, Comments, Discussion