1. Commissioning Changes & Requirements for LEED v4
Not Your Father’s Commissioning
Commissioning Changes & Requirements for LEED v4
Presenters:
TIM McELROY, COMMISSIONING AUTHORITY
Certified Energy Manager, Qualified Commissioning Provider, LEED_AP
KEITH G. PEHL, PRESIDENT of OPTIMA ENGINEERING
Professional Engineer, LEED AP
CHRISTINE M. QUIGLEY, PRINCIPAL
Professional Engineer, Registered Roof Consultant, LEED AP

2. Everything Changes… All the Time

3. Fundamental Commissioning and Verification
Prerequisite
Fundamental Commissioning and Verification
Credit title renamed from “Fundamental Commissioning of
Building Energy Systems”.
• Modified intent to ensure project meets the owner’s projects requirements related to energy, water, indoor environmental quality and durability.
• Added requirement for preparing an Operations and
Maintenance Plan.
• Added requirement to engage a Commissioning Authority by the end of the design development phase.
• Clarified language for who can be the commissioning authority.
• Included requirements for a design review of the enclosure.
Credit
Enhanced
Commissioning
Added options for monitoring based commissioning and envelope commissioning.
• Added requirements to prepare the building operators for the intended operation of building systems

4. Requirement for preparing an Operating and Maintenance Plan
Requirement to engage Cx Agent by the end of the Design Development phase
Requirement for design review of enclosure

5. LEED 2009 LEED v4 Fundamental Commissioning Enhanced Commissioning
Cx & Verification
Enhanced
Commissioning
Option 1
Option 2
Path 1 Enhanced Commissioning (3 points)
Path 2 Enhanced and Monitoring Based Cx (1 point)
Envelope Cx (2 points)

6. EAp1 Fund Cx & Verification (Choose either Path 1 or both Paths)
Predesign, SD, DD
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
Owner documents Owner’s Project Requirements (OPR)
same as EAp1
Design Team develops Basis of Design (BOD) document
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
OPR with envelope requirements
Same as EAp1
BOD document including envelope
Prior to start of CDs Owner designates CxA
Commissioning Authority provides Cx Plan
Option 1
(Choose either Path 1 or both Paths)
Option 2
Path 1:
Path 2:
AND ADD development of monitoring-based procedures and identify points to be measured and evaluated to assess performance of energy- and water-consuming systems
Same as EAp1 AND include envelope

7. Construction Documents
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
N/A
Prior to 50% CDs Owner designates CxA - --
Prior to 50% CDs CxA provides Cx Plan
Prior to 50% CDs CxA conducts Cx drawing design review
Prior to 50% CDs CxA conducts Cx drawing design review (includes envelope)
Same as EAp1
Same as Path1
Prior to 50% CDs CxA reviews OPR
Prior to 50% CDs CxA reviews BOD
Project team incorporates Cx reqirements into CDs
Same as EAp1 PLUS incorporates systems manual requirements and operator and occupant training requirements
Same as EAc1 Path 1 PLUS Envelope and training requirements
CxA performs back-check of all reviewed documents

8. EAp1 Fund Cx & Verification
Bidding
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
Owner designates CxA prior to installation. CxA presents Cx Plan
CxA reviews contractor submittals for applicable systems
N/A
Same as Path 1
Same as EAc1 Path 1 PLUS envelope component submittals

9. EAp1 Fund Cx & Verification
Construction
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
CxA verifies installation and performance of Cx'd sytems
Same as EAp1
CxA verifies installation and performance of Cx'd sytems (envelope excluded)
Same as Path 1
Same as EAp1 AND include envelope
CxA performs systems functional performance testing
CxA performs systems functional performance testing (envelope excluded)
Same as Path 1
N/A
O&M and Systems Manual for the Cx'd systems developed and verified
Systems Manual for the Cx'd systems developed and verified
Facilities Requirements and O&M plan for the HVAC and lighting systems developed and verified
EAp1 requirements: a sequence of operations for the building; the building occupancy schedule; equipment run-time schedules; setpoints for all HVAC equipment; set lighting levels throughout the building; minimum outside air requirements; any changes in schedules or setpoints for different seasons, days of the week, and times of day; a systems narrative describing the mechanical and electrical systems and equipment; a preventive maintenance plan for building equipment described in the systems narrative; and a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.

10. EAp1 Fund Cx & Verification
Post Construction
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
N/A
CxA verifies that operator and occupant training are complete
CxA verifies that operator and occupant training are complete AND effective
Same as Path 1
Same as EAc1 Path 1 PLUS envelope components
CxA develops a Cx Report
Same as EAp1
Same as EAp1 PLUS develop an on-going commissioning plan
Verify delivery of updated Facilities requirements, O&M plan and Systems Manual
Same as Path 1 AND include needed changes in settings found during monitoring with reason
for changes

11. Occupancy LEED 2009 LEED v4 EAp1 Fund Cx EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
N/A
CxA reviews building operation within 10 months after substantial completion
Same as Path 1
Same as EAc1 Path 1 PLUS envelope components
Verify seasonal testing

12. Applies to ALL paths & options
CxA Restrictions
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
<50,000 gsf: CxA can be from design or construction team in addition to below
Any gsf: CxA is a 3rd party contracted by owner, architect or engineer. Also owner's rep or employee
<20,000 gsf: CxA can be from design or construction team in addition to below
Applies to ALL paths & options
>50,000 gsf: CxA can be 3rd party, Owner's Rep or employee. Can be from design firm or construction company but only responsibility is Cx
>20,000 gsf: CxA can be 3rd party, Owner's Rep or employee. Can be from design firm or construction company but only responsibility is Cx
Any gsf: Reviewer of envelope design can be performed by a member of design or construction team

13. (2) buildings similar in type and scope
CxA Qualifications
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
(2) buildings similar in type and scope
(2) buildings similar in type and scope; early design through 10 month occupancy

14. Systems Required to be in Scope of CxA
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
HVAC
Same as EAp1
HVAC and controls
Same as EAp1 PLUS monitoring equipment
Domestic Hot Water
Domestic hot water including pumps and controls
Lighting & Daylighting Controls
Service and distribution, lighting system, lighting and daylighting controls
Renewable Energy
Building Envelope (design phase only)
Same as EAp1 PLUS construction phase and occupancy

15. Building Enclosure Commissioning
Building Enclosure Commissioning (BECx) is a quality-focused process involving evaluation, verification, and documentation that a building’s envelope design, construction and operation meet defined performance expectations established during project initiation in the Owner’s Project Requirements (OPR).
Systematic quality assurance process; Process of monitoring performance based on client expectation. This is accomplished through comprehensive design peer review, detailing assistance, pre-construction and construction period performance verification testing, and post-occupancy evaluation and maintenance.
Similar to Building Commissioning - INTENT: Deliver buildings that meet owner’s needs/expectations; Clearly define and document requirements and performance expectations from project initiation; Establish means of measuring performance; Assign and document commissioning process responsibilities for each team member; Track, verify and document compliance with requirements; Provide operation and maintenance plan and training; Measure and verify building performance over life cycle

16. Building Enclosure Systems
Foundations
Below Grade Walls
Plaza Decks and Planters
Exterior Cladding
Curtain walls and Storefronts
Windows and Doors
Sealant, Expansion Joints and Flashings
Air Barriers
Roofs
Skylights

17. Why BECx? BE Function & Performance Expectations Thermal Performance
Air/Moisture/Light Control
Fire Resistance
Acoustical Performance
Indoor Comfort
Structural Integrity
Security
Aesthetics
Maintainability/Sustainability
Economically Viable

18. Why BECx? LEED 2009 EA Prerequisite 1:
“The building envelope is an important component of a facility that impacts energy consumption, occupant comfort and indoor air quality. While this prerequisite does not require building envelope commissioning, an owner can achieve significant financial savings and reduce risk of poor indoor air quality by including it in the commissioning process.”

19. Why BECx? Energy Savings
2005 NIST Study concluded that “…continuous air barrier systems can reduce air leakage by up to 83%...”
ASHRAE Journal, March 2005: “Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%.”

20. Why BECx?
Building and MEP System Performance Dependent upon Building Enclosures
Well-recognized MEP Cx Benefits
MEP systems rely on properly designed and installed Building Enclosure Systems
Without air/moisture/thermal control, HVAC systems utilized to achieve thermal comfort and quality of indoor air will be unnecessarily expensive to install, operate and maintain

21. Why BECx? Underperforming Buildings
March 2008 New Buildings Institute Study: 25% of LEED buildings are extremely less energy efficient than forecasted
LEED Gold Project Twin Lakes Green Building Complex (Sarasota County, FL): Evacuated for mold
LEED Platinum Project (Wake Forest, NC): Costly water intrusion investigation and flashing repair project
Poor BE can be Achilles heel

22. Why BECx? Small Percentage But Big Consequences
“Transitions between building envelope components or assemblies generally total less than 1% of the building envelope area but can account for 90% of envelope failures and leakage.” - (NIBS Annex U, 2006)
“Errors and omissions in design and construction process are primary (and most frequently overlooked) source of uncontrolled rainwater penetration through the Building Envelope and represent 80% of all construction-related claims in the US.” – (Real Estate Issues. 33.3, 2008)

23. Why BECx? Small Percentage But Big Consequences
BE Design Flaws/Construction Defects result in:
Uncontrolled air/water intrusion
Premature failures/deterioration
Biological growth
Increased energy costs
Costly investigations/repairs
Decreased occupant productivity/tenant retention

24. BECx Approach Follow Industry Standards: ASHRAE Guideline 0-2005
NIBS Guideline
ASTM E

25. BECx Approach

26. BECx Process Pre-Design Phase Design Phase Construction Phase
Occupancy and Operations Phase

27. Pre-Design Phase Services
Attend project kick-off meeting
Establish communication plan
Review project requirements
Discuss influencing factors
Develop/document preliminary BE Owner’s Project Requirements (OPR)
Identify Scope and Budget for BECx
Develop preliminary BECx Plan
Review and discuss factors influencing enclosure design, construction, long-term durability, serviceability, and performance Establish UNC-CH’s design intent requirements by discussing factors
Dry lab – substantial need for cooling in dry labs because of heat generated by the equipment; May need to control lab environment and have special windows
OPR- Site description and requirements, building code, sustainability, function, thermal performance, structural, roofing, fenestration, exterior walls, below grade, accessibility, acoustical criteria
Energy Code Changes – Roof R-value above deck example; specific air sealing details for commercial buildings
LEED Silver Designation - LEED 2009 or LEED v4 beta; Keith Snead (IAQ testing to get credits) Ref. Scott Rohlf and Terracon

28. Owner’s Project Requirements
OPR Example: Exterior Enclosure Curtain Wall
Thermal Performance Criteria: Minimum R or U values
Structural Performance Criteria: Minimum live, snow, wind loads, maximum deflection and drift
Fire Resistance Criteria: Fire rating
Air Leakage Criteria: Maximum CFM/s.f. at specified pressure (psf) measured by specified standard
Water Leakage Criteria: No uncontrolled leaks at a static for specified pressure (psf) measured by specified standard
Condensation Control: Minimum Condensation Resistance Factor
Others: Acoustical Performance, Glare Control
Based on following attributes: Energy, Environment, Safety, Security, Durability, Sustainability, Operation

29. BECx Plan BECx Plan Outlines: BECx process
Roles and responsibilities of BECxA and other project team members
Methodology to verify and document compliance of as-built construction with contract documents and OPR
Clear, unambiguous definitions of failure and quantifiable threshold of performance to validate OPR and BOD
And allow proper enforcement of the contract documents; i.e. ABAA
BECx Plan includes an outline of the BECx process, roles and responsibilities of the BECxA and individual members of the BECx team and the methodology established to verify and document compliance of the as-built construction with the requirements of the approved contract documents.
Examples – environmental control with air barrier and ABAA program; Data loggers

30. Design Phase Services
3rd Party Independent design review during Schematic Design, Design Development and Construction Document Phases
Attend design review meetings
Deliver BECx Specification Section
Develop and maintain Basis of Design (BOD)
Update OPR and BECx Plan
Review and discuss factors influencing enclosure design, construction, long-term durability, serviceability, and performance Establish UNC-CH’s design intent requirements by discussing factors
Dry lab – substantial need for cooling in dry labs because of heat generated by the equipment; May need to control lab environment and have special windows
OPR- Site description and requirements, building code, sustainability, function, thermal performance, structural, roofing, fenestration, exterior walls, below grade, accessibility, acoustical criteria
Energy Code Changes – Roof R-value above deck example; specific air sealing details for commercial buildings
LEED Silver Designation - LEED 2009 or LEED v4 beta; Keith Snead (IAQ testing to get credits) Ref. Scott Rohlf and Terracon

31. Design Reviews BE Drawings/Details Address: BE Reviews Verify:
Drainage Plane/Flashing Details
Air/Vapor Barrier System Details
Thermal Barrier Details
BE Reviews Verify:
Continuous/Constructible Control Layers
Material Compatibility and Product Appropriateness
Compliance with OPR, Building Code and Manufacturer’s Requirements
Drawing Continuity: Identification of Missing or Conflicting Details

32. Pre-Construction Phase Services
Attend Pre-Bid Conference
Review BE Information in Bids
Review BE Submittals and Shop Drawings
Coordinate BECx activities with Contractor
Update and Document OPR, BOD, BECx Plan

33. Construction Phase Services
Attend pre-construction, mock-ups installations and construction progress meetings
Perform on-site inspections and report observations
Assist with QA/QC reviews
Develop and maintain BE-related punch list reports of outstanding or defective items
Develop/distribute BECx close-out documents
Maintain/Update OPR, BOD and BECx Plan
Observe or Conduct Performance Verification Testing
Verify compliance with contract documents

34. Inspection Services Provide end dams where flashing steps down
Add fasteners as required to meet or exceed the minimum wind uplift design spacing

35. Performance Verification Testing
Air Leakage
Static and Dynamic Pressure Water Penetration
Adhesion Strength Testing
Anchor strength
Sound

36. Performance Verification Testing
Infrared Imaging
IR/Nuclear Roof Surveys
Flood testing
Dynamic Pressure Water Penetration
Wind Uplift Testing
Importance of recognizing distinction between errors and omissions in architectural or product design vs. defective installation or workmanship when interpreting field test results

37. Occupancy and Operations Phase Services
Attend Occupancy and Operations planning meeting
Provide Final BECx Report
Summary of BE systems tested and results
Tabulation of BE system warranties
Maintenance Manual
Perform limited survey and testing (nondestructive) of BE systems at milestone intervals
Assist with LEED Certification
University of Florida: Innovation in Design credit for BECx
LEED V4: BECx still not part of prerequisite Cx but BE Design Review required
Attend Occupancy and Operations planning meeting with owner/end user
Provide Final BECx Report
Summary of BE systems tested and results
Tabulation of BE system warranties
Include Maintenance Manual
Perform limited survey and testing (nondestructive) of BE systems at milestone intervals as outlined in BECx schedule
As needed, develop suggestions to align BE performance with original or modified OPR

38. Systems optional in scope of CxA (must pursue EAc3 / EAp1 to apply for ID credit)
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
N/A
Envelope
Envelope Cx during & after construction
Fire & Life Safety
Water Collection systems
Stormwater Management
Water Treatment
IT Systems
Irrigation

39. ASHRAE Guidelines 0-2005 and 1.1-2007; NIBS Guideline 3-2012
Referenced Standards
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
NONE
ASHRAE Guidelines and ; NIBS Guideline
ASHRAE Guidelines GENERAL
ASHRAE – HVAC Systems
NIBS Guideline – BUILDING ENVELOPE

40. Envelope Requirements
LEED 2009
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path 1
Path 2
NONE
Include in OPR, BOD and review of OPR, BOD and design documents
same as EAp1 PLUS envelope inspection and performance testing

41. Documents required to be uploaded to LEED Online
LEED v4
EAp1 Fund Cx
EAc3 Enhanced Cx
EAp1 Fund Cx & Verification
EAc1 Enhanced Cx
Option 1
Option 2
Path1
Path 2
Summary of the Cx Report
Cx Plan TOC
Training Plan
Measurements Points
Evidence of envelope performance testing
(1) completed FT
Ongoing Commissioning Plan
Current Facilities Requirements (CFR) and O&M plan and TOC

42. Bottomline Changes to v4 from v2009
Fundamental Cx & Verification
Includes envelope design review
50k sf lowered to 20k sf
CxA designated prior to CDs
Added review and back-check of OPR, BOD and design documents
Added systems manual and facilities requirements documentation
Additional documentation uploaded to LEED Online
Enhanced Cx:
Option 1/Path 1
Added ongoing Cx plan
Added systems manual requirements and operator and occupant training requirements to CDs
Verifying delivery of Facilities requirements, O&M plan and Systems Manual
Verify seasonal testing occurred
Option 1/Path 2
M&V
Option 2
Envelope inspection and performance testing

43. QUESTIONS?

44. THANK YOU