1. The Business of Commissioning
By:
Carl N. Lawson
Systems Solutions Consultants
Zephyrhills, Florida

2. ASHRAE
Montreal Canada
April 10, 2006

3. We are told never to cross a bridge until we come to it, but this world is owned by men who have “crossed bridges” in their imagination for ahead of the crowd.

4. PRICE
QUALITY
SPEED
Pick any Two

5. To map a course of action and follow it to the end requires some of the same courage which a soldier needs.
Ralph Waldo Emerson

6. What is Commissioning
Commissioning is a process to verify that the owner has received what he contracted for during the programming and design phases, and during the construction phase, it also gives him a comfortable feeling of knowing someone is looking out for him throughout the project and the 1st year of occupancy.
It also verifies that the Architect and Engineer have received the systems they have designed and approved.

7. What Commissioning is NOT
Commissioning is not Test and Balance
Commissioning is not start-up
Commissioning is not plan review
Commissioning is not design
Commissioning is not Contract Administration
Commissioning is not inspection

8. Cxing Where it Came from and Where it is Going
Deming Developed TQM late 50’s early 60’s improved process in the 70’s
No one would listen to him.
Europe, Australia, and ASIA had a process that some US companies wanted to utilize.
November 1984 ASHRAE committee GP-1 was organized.
1990 GP-1 was published

9. Cxing Where it Came From and Where it is Going
ASHRAE GP-1 was revised in 1996 and it now in its 3rd revision
Total Building Commissioning document is being developed by ASHRAE and NIBS.
ASHRAE commenced looking at other systems in 1991.
Canada Standards for Commissioning
There are other organizations presently developing there own documentation.

10. Cxing Where it Came from and Where it is Going
Commissioning is starting to go to electronic formatting.
Some firms are asking the contractor to do more of the testing and this does not work.
Commissioning is a people business.

11. It is mandatory to commission all LEED’s projects.
Some states have mandated that State owned or leased buildings be commissioned.
FEDERAL GSA has mandated that GSA buildings be commissioned.
More and more Hospitals are now requiring Commissioning.

12. Who are the Players Architect Engineers Owner’s Representative
Construction Manager
Mechanical Contractor
Electrical Contractor
Control Sub Contractor
Others as deemed necessary

13. Responsibilities Architect/Engineer Be a team player
Design the project with owner’s thoughts in mind
Be willing to make changes
Attend and participate in the Commissioning meetings.
Attend and participate in the Project Intent Meeting

14. Responsibilities Cont.
Assist the CxA in developing the Basis of Design Document
Answer RFI’s in a timely manner
Answer change orders in a timely manner.
Attend and participate n the VE process

15. Responsibilities Cont.
Owner’s Representative:
Make Decisions in a timely manner
Attend and participate in Project Intent Meeting
Attend and participate in commissioning meeting
Must own commissioning authorities contract.
Make self available for meetings
Approve the Project Intent Document
Approve the Commissioning Plan

16. Responsibilities Cont.
Construction Manager
Manages the Project
Coordinates Sub Contractors work
Attend and participate in the Commissioning meetings
Attend and participate in the Project Intent Meeting
Attend and participate in the VE process
Have coordination drawings developed.

17. Responsibilities Cont.
MEP Contractors
Install their respective work
Complete the various checklist
Be a part of the commissioning team
Attend and participate in the Project Intent Meeting
Attend and participate in the commissioning meetings
Attend and participate in VE Process.
Be a team player.

18. Responsibilities Cont.
Commissioning Authority
Manage the commissioning process
Develop the commissioning plan
Develop the commissioning Specifications
Work with all the other team members
Develop the Project Intent Document
With the assistance of the engineer develop the Basis of Design.
Verify Mold and Mildew concerns

19. Responsibilities Cont.
Commissioning Authority
Conduct the Commissioning Meetings
Review the project in a timely manner
Review the submittals for compliance
Review the warranties for the record.
Review the checklist
Perform the FPT
Turn building over to the owner
Remember you are not responsible for the design

20. CxA Responsibities During Design
Review the SD Documents and issue comments to the design team
Review the DD Documents and issue comments to the Design Team
Review the CD Documents and issue comments to the design team.
Work with the VE process
Always ask for the yellowed out mark-ups and compare with new drawings.

21. Getting Started in Cxing
Be in a position to understand complete and complex systems.
Be committed and responsible
Be willing to work long hours
Be confident
Be consistent
You must be a good communicator both written and orally.

22. Getting Started in Cxing Cont.
Must deal with Architects and Engineers
Make decision’s in a timely manner
Don’t be afraid to state your opinion
Know when to go the A/E
Work closely with all project personnel
Ask Questions relating to How, When, Why and Where.
Be Flexible
No place for arrogance

23. Getting Started in Cxing Cont.
Be prepared to develop the Project Intent Document and the Basis of Design
Develop the commissioning plan.
Commissioning is a team effort.
Get paper work out within three days of meeting.
Never try to enforce something that is not in the project specification.
Monitor the as-built drawings consistently.

24. Getting Started In Cxing Cont.
You can’t commissioning the system if you design or install it.
Become extremely familiar with all codes not only the MEP portion, but ADA, Life Safety, NFPA, Green Buildings, plus local codes.
Know your various standards ASHRAE, ASME, ANSI, CSA, etc.

25. Getting Started in Cxing
Be willing to invest in people.
Be ready to invest large amounts of your time and effort.
Learn other type of systems.
Invest in Equipment

26. Markets for Cxing Health Care High Tech Facilities Laboratories
Medical Office Buildings
Schools
University Campus’s
Central Plants
LEED’s

27. Markets for Cxing Dedicated Owners Construction Management Firms
Prisons
Jails
Industrail type facilities
Office Buildings

28. O & M Manuals
Should be received within 60 days after approved submittals have been returned.
Review with owner and give comments back to contractor for compliance.
Use this as your training Bible.
Be careful what you get in the O & M.
You do not need installation material.

29. Training Factory witness testing on major pieces of equipment
Get factory training out of way up front.
Training should be in a classroom setting and also at the respective piece of equipment.
Use Factory trainers not the local sales rep.

30. Documentation Required
Project Intent
Commissioning Plan
Basis of Design
Contract Documents
TAB Report
Draft of the Final Commissioning Report
Warranties
O & M Manuals

31. Documentation Required Cont.
Approved Change Orders
AS-Built Drawings
All testing data verification and documentation.
Sequence of Operation
Minutes of Meetings

32. Benefits of Commissioning
Project on time
Establish & Maintain energy and maintenance budget.
Change orders are greatly reduced
Claims are greatly reduced.
Punch list is non-existent
Operators have correct training

33. Benefits of Cxing Cont. Absenteeism has diminished.
Users have been able to take ownership.
Lasting professional relationships have been developed.
Buildings and systems are operating as owner predicted.

34. All you have to do is look straight ahead and see the road, and when you see it, don’t sit looking at it --- walk.
Ayn Rand

35. Systems Solutions Consultants E-mail clawson@multiband.us
Questions
Thank You
Carl N. Lawson
Systems Solutions Consultants
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