Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 COMMISSIONING ??? COMMISSIONING 101

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Key D efinitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning (Cx): A quality assurance centered process of documentation, training, adjustment, testing, and verification, 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 predesign and continues through design, construction, and the life of the facility. (BCA draft document, 2004.) Commissioning (Cx): A quality assurance centered process of documentation, training, adjustment, testing, and verification, 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 predesign and continues through design, construction, and the life of the facility. (BCA draft document, 2004.) Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Owner: Owner:  Financially or Politically Committed  Users  Operations & Maintenance staff Key concept is Taking Responsibility for Quality. Key concept is Taking Responsibility for Quality. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Authority (CA): An individual (or firm), representing the facility owner, who leads the Commissioning effort until project completion. Commissioning Authority (CA): An individual (or firm), representing the facility owner, who leads the Commissioning effort until project completion. Key concept is Leading. Key concept is Leading. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Team: A body of subject matter experts who assist the Commissioning Authority in carrying out the Commissioning Process. Commissioning Team: A body of subject matter experts who assist the Commissioning Authority in carrying out the Commissioning Process. Key concept is Managing. Key concept is Managing. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Provider (CP): When the facility owner separates out the duties of the CA. Commissioning Provider (CP): When the facility owner separates out the duties of the CA.  An independent third-party commissioning firm  An A/E firm  The general contractor, or  Owner's in-house personnel Selected by the CA, to assist the Commissioning Team in handling the technical requirements of the Commissioning process Key concept is Doing. Key concept is Doing. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Owner’s Project Requirements a.k.a. Design Intent Document: Owner’s Project Requirements a.k.a. Design Intent Document:  D etailed technical document developed under the leadership of and primarily by the Commissioning Authority from discussions with the facility owner that states concepts, budget, and performance criteria to which the completed project must conform.  The basis for Building Commissioning. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Basis of Design: A document that records the concepts, calculations, decisions, and product selections to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process. (ASHRAE Draft Guideline 0-200X, The Commissioning Process, dated August 2002.) Basis of Design: A document that records the concepts, calculations, decisions, and product selections to meet the Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and guidelines. The document includes both narrative descriptions and lists of individual items that support the design process. (ASHRAE Draft Guideline 0-200X, The Commissioning Process, dated August 2002.)  Technical expression of the less technical Owner's Project Requirements. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Plan (CxP): A document prepared by the Commissioning Authority that outlines the following: Commissioning Plan (CxP): A document prepared by the Commissioning Authority that outlines the following:  Organization of the Cx Team  Member responsibilities  Schedule of Cx events  Allocation of Cx resources, and  Documentation requirements of the Cx process. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning (Cx): A planned and integrated systematic process to ensure, through documented verification, that all Building Systems perform interactively according to the Owner's Project Requirements. Commissioning (Cx): A planned and integrated systematic process to ensure, through documented verification, that all Building Systems perform interactively according to the Owner's Project Requirements.  Commissioning procedures require a collaborative team effort and begin in the predesign phase, continue through the design and construction phases into the initial occupancy phase, including the training of O&M staff. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Recommissioning (ReCx): A periodic event in the life of an existing building that reapplies the original commissioning plan in order to return or keep the facility operating according to the original design intent/owner’s project requirements while accounting for current operating and code requirements. Recommissioning (ReCx): A periodic event in the life of an existing building that reapplies the original commissioning plan in order to return or keep the facility operating according to the original design intent/owner’s project requirements while accounting for current operating and code requirements. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Retrocommissioning (RetroCx) a.k.a. Existing Building Commissioning: Retrocommissioning (RetroCx) a.k.a. Existing Building Commissioning:  RetroCx is an initiative in the life of an existing building that has never been commissioned.  Employs a total facilitycomponent and systems deficiency analysis to create a Commissioning Plan and subsequent project that returns the facility to its original design intent/owner’s project requirements while accounting for current operating and code requirements. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Continuous Commissioning (CCx) a.k.a. Ongoing Commissioning: Continuous Commissioning (CCx) a.k.a. Ongoing Commissioning:  Upon completion of commissioning or retrocommissioning, Owner continues to collect and compare baseline data on selected building systems against post-commissioning results to ensure that the monitored systems function optimally throughout their design lives.  Made possible because of the initial commissioning process. Key Definitions

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Why Commission?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 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*. 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*. * Source: Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998 Why Commision?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Better People Aside from achieving documented costs savings and cost avoidance, commissioning enhances customer satisfaction and assures proper ongoing training of the facility Operations & Maintenance personnel. Better People Aside from achieving documented costs savings and cost avoidance, commissioning enhances customer satisfaction and assures proper ongoing training of the facility Operations & Maintenance personnel. Why Commision?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Better Stewardship Better Stewardship  Sustainablity  Reduce resource depletion of energy, water and raw materials  Create built environments that are livable, healthy and productive  LEED ® Certification Why Commision?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004  Engage a Cx team that does not include individuals directly responsible for project design or construction management.  Review the Design Intent and the Basis of Design docs.  Incorporate Cx requirements into the construction documents.  Develop and utilize a Cx plan.  Verify installation, functional performance, training, and operation and maintenance documentation.  Complete a Cx report. * Leadership in Energy and Environmental Design-- U.S. Green Building Council Why Commision? For LEED ® 2.1 Certification Prerequisite

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004  Cx authority independent of the design team to review design prior to the construction documents phase.  Independent Cx authority to review construction documents near completion of the construction document development and prior to issuing the contract documents for construction..  Independent Cx authority to review contractor submittals relative to systems being commissioned.  Provide the owner with a single manual that contains the information required for re- commissioning building systems.  Have a contract in place to review building operation with O&M staff, including a plan for resolution of outstanding Cx-related issues within one year after construction completion. * Leadership in Energy and Environmental Design-- U.S. Green Building Council Why Commision? For LEED ® 2.1 Certification Additional Credit

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Tasks Within Project Phases

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Tasks Within Project Phases  Planning 1. Bring on Commissioning Authority / Commissioning Provider. 2. Establish Owner's Project Requirements / Design Intent Document. 3. Review Record Drawings & Historical Data. 4. Select Commissioning Team. 5. Develop Schedule of Cx Meetings. 6. Develop Commissioning Budget. 7. Develop Commissioning Plan. 8. Issue final Commissioning Report.  Design 1. Repeat items under Planning Phase if Cx process is initiated in this phase. 2. Validate the Design Intent Document. 3. Develop a draft Construction Cx Plan. 4. Develop Specifications for Cx Construction Phase. 5. Review design documents for adherence to Design Intent Document.

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning Tasks Within Project Phases  Construction 1. Repeat appropriate items under Planning Phase if Cx process is initiated in this phase. 2. Revalidate Design Intent Document. 3. Develop or finalize Construction Cx Plan. 4. Develop and execute prefunctional checklists. 5. Develop Functional Performance Test (FPT) plan. 6. Validate operator training plan.  Acceptance 1. Execute FPTs. 2. Monitor operator training. 3. Schedule & conduct deferred FPTs. 4. Validate maintenance schedules and draft recommissioning plan.

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 What Does Commissioning Cost?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 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?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 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?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 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?

Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 Commissioning— Results in a comfortable, healthy working environment that promotes productivity. Results in a comfortable, healthy working environment that promotes productivity. Achieves both capital cost avoidance and annual operating cost reduction. Achieves both capital cost avoidance and annual operating cost reduction. Increases facility maintainability and reliability via training of Facility Management Personnel. Increases facility maintainability and reliability via training of Facility Management Personnel. Improves the overall quality of the completed initiative. Improves the overall quality of the completed initiative. Conclusion