1. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Introduction to Commissioning and Retro-Commissioning Presented By: Michael W. Hardy, PE, LEED ® AP, CCP

2. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Key Learning Points Basics of Commissioning Process Lessons Learned Commissioning Saves Money! Retro-Commissioning Is Low Hanging Fruit!

3. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Agenda Definitions Commissioning (C x )Process Lessons Learned C x Cost and Benefits Retro-C x Process Retro-C x Cost and Benefits

4. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Confusion What is “Commissioning”? Am I Paying Twice? Re-, Retro-, Continuous-…? How does “Commissioning” Work? Who provides “Commissioning”?

5. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Overcoming Confusion Understand the Basics Detailed Planning Clear Terminology Process Definition Document Value Promote Success

6. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Definitions Commissioning (C x ) Commissioning Authority (C x A) Commissioning Team Owner’s Project Requirements (OPR) Basis of Design (BOD) Commissioning Plan Commissioning Specifications Commissioned Systems Re-Commissioning Retro-Commissioning (RC x ) Continuous Commissioning®

7. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning (C x ) A systematic process to ensure building systems perform according to the Owner's Project Requirements. A collaborative team effort and that begins in the pre-design phase and continues through the post- occupancy phase. A systematic process that enhances quality control and adds value through optimized building performance. ASHRAE Guideline 0-2005

8. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Authority (C x A) A person (or firm) responsible for executing commissioning services – Leads the Commissioning effort – Extension of owner resources – Verifying achievement of the Owner’s Project Requirements is primary role – Potential Providers: Independent third-party A/E firm General contractor Key sub-contractor Owner's in-house personnel

9. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Team A body of subject matter experts who, through coordinated actions, are responsible for carrying out the Commissioning Process. Typical members: – Owner – C x A – Design Team – General Contractor – Key Sub-Contractors – Specialty Consultants

10. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Owner’s Project Requirements (OPR) – Design Intent Document – Document written by Owner and C x Authority – Details Owner’s expectations and goals for how the building will operate – Typically includes: Project goals Performance criteria Equipment and system preferences Cost considerations Benchmarks Measures for success – Basis of Commissioning effort – Living document!

11. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Basis of Design (BOD) – Produced by the design team – Design team response to the OPR – Documents concepts, calculations, and equipment selection – ASHRAE Guideline 1.1-2007 – Technical document

12. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Plan – Prepared by C x A – Detailed planning document – Organization of the C x Team – Assigns member responsibilities – Schedule of C x events – Allocation of C x resources – Defines C x documentation – Living document!

13. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Specifications – Design team responsibility – Developed in collaboration with C x A – Reviewed and approved by C x A – Part of the contract documents – Defines the C x Team responsibilities – Defines C x support activities – Clearly define owner training requirements!

14. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Re-Commissioning Existing buildings that were originally commissioned Periodic recurring event Reapplies original commissioning process Maintains optimal facility performance Maintains compliance with original OPR Readjusts operating parameters to current occupancy and update OPR

15. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Retro-Commissioning (RC x ) – Existing buildings that have never been commissioned – Multi-phase process (investigation and implementation) – Retro-Commissioning Plan directs activities – Addresses facility operational problems – Includes a review of original design intent – Identifies changes in building use and occupancy – Significant energy savings – Low hanging fruit!

16. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Continuous Commissioning® – On-going commissioning – Continuous or on-going measurement of building performance – Scheduled Re-commissioning of the building – Typically implemented after C x, RC x, or Re-Commissioning – Ensures continued optimal performance

17. Commissioning Commissioning for Sustained Building Performance September 29, 2011 Marriott Birmingham, AL

18. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Process Establish OPR Establish BOD Develop C x Plan Develop C x Specs Peer Review(s) Submittal Review Commissioning Issues Log Pre-Functional Checklists Functional Performance Testing Review Maintenance Manuals Operator Training Commissioning Report Seasonal Testing Warranty Inspections Continuous Commissioning

19. Commissioning Process Project Implementation PLANNINGDESIGNCONSTRUCTION PRE-OCCUPANCY POST-OCCUPANCY Owners Project Requirements O&M Review Cx Report Pre-Functional Testing Construction Checklists Submittal Review Basis of Design Review Spec Review Initial Design Document Review Owner Training Seasonal Testing Warranty Review Start-up Functional Testing Commissioning Kick-off Meeting Final Design Document Review Commissioning Kick-off Meeting Commissioning Plan

20. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Source: Evan Mills, LBNL, 7/21/2009

21. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Establish C x Scope Systems to be Commissioned – Building Envelope – HVAC and Controls – Lighting Systems – Electrical Systems – Life Safety – Security – Domestic Water Heating – Other Plumbing Systems – Renewable Energy Systems – Other Specialty Systems

22. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Peer Review BOD consistent with OPR Design consistent with BOD Can systems be commissioned Review energy model Identify energy efficiency opportunities System access and maintainability

23. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Submittal Document Review Compliance with OPR, BOD, and design documents Equipment efficiencies Equipment manufacturers Equipment warranties Physical dimensions Service clearances Can it be commissioned? Can it be maintained?

24. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Issues Log Date Discovered Issue Plan of Action Responsible Party Date Resolved Not a punch list!

25. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Pre-Functional Checklists Specific to Each Item of Equipment Do we have all the right components? Is it installed correctly? Is it ready for functional performance testing?

26. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Functional Performance Testing Specific to each System Evaluates system integration Is it working properly under normal and design conditions? Is it working properly under emergency conditions? Is it working efficiently? Seasonal testing

27. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Operator Training Involve throughout construction process Pre-Test Classroom Training “Hands-On” Training Post-Test

28. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Commissioning Report OPR BOD C x Plan Pre-Functional Inspections Installer Test Results Functional Performance Test Results Operator Training Test Results Open Issues

29. Commissioning for Sustained Building Performance September 29, 2011 Marriott Birmingham, AL Commissioning Lessons Learned

30. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Design Team Resistance C x A will “Dictate” Design C x A Will “Second Guess” Design C x A Will Uncover Design Team Mistakes C x A Will Increase Costs

31. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Overcoming Design Team Resistance Involve C x A Early in the Project Foster a Collaborative Work Environment C x A Makes Suggestions and Recommendations, Not Design Changes C x A Discusses Peer Review Comments with Design Team Prior to Sending to Owner Effective Communication Skills Effective Team Building Skills

32. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Peer Review Is Not… A Contest Between C x A and the Design Team Second Guessing Backseat Driving Value Engineering Life Cycle Cost Analysis Code Compliance Review Confrontational

33. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Contractor Resistance C x Submittal Review C x Process Hinders the Construction Process C x Process Increases Contractor Costs C x Will Identify Contractor Mistakes

34. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Overcoming Contractor Resistance C x Tasks Do Not Interfere with Contractor’s Critical Path C x Tasks Are Coordinated with Contractor’s Schedule C x Specifications Are Provided to Contractor Prior to Pricing C x Plan Eliminates Duplication of Work C x A Discusses Issues Log Directly with Contractor Limit or Reduce Contractor warranty calls

35. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Owner Resistance Why should I pay extra for something I have already paid the design team and contractor to do? Why fix something that is not broken?

36. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Overcoming Owner Resistance Commissioning is NOT included in traditional project delivery Separate and distinct from the Design Team services Separate and distinct from TAB services Separate and distinct from Contractor services Document value along the way Commissioning reduces capital costs Commissioning reduces operating costs Absent Commissioning, conventional project delivery does not typically yield a high performance buildings Promote success!

37. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Owner Resistance - Cost C x Costs Too Much C x Fees Reduce Funds Available for Program Space Return On Investment?

38. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Typical Commissioning Cost Depends on C x Scope Contributors to Higher Cost – More Systems – More Complexity – Higher Levels of LEED Certification – Team Experience 0.5% to 1.5% of Construction Costs 2.0% to 3.0% of System Costs $0.50 to $2.00 per square foot

39. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Typical Commissioning Cost Source: Evan Mills, LBNL, 7/21/2009

40. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Reducing C x Costs Look at Bundled Services Options Combine TAB with C x Warranty Cost Savings “Commissioning Team” Approach Reduce Scope of C x Effort – HVAC – Lighting – Life Safety

41. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Initial Cost Savings Compliance with OPR Improved Quality Control Non-Energy Benefits – Reduced Change Orders – Accelerated or On-Time Schedule – Reduced Warranty Call Backs Identify Potential Issues Early LBNL Study – Offsets 50% of C x Cost

42. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11

43. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Operational Cost Savings Improved Equipment Maintenance Increased Equipment Longevity Optimal Equipment Operation Trained Staffing Vested Staffing Improved Utility Rates

44. Illustrative Relationships between commissioning and energy efficiency measures Source: Evan Mills, LBNL, 7/21/2009

45. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Operational Cost Savings Source: Evan Mills, LBNL, 7/21/2009

46. Commissioning for Sustained Building Performance Building Performance Birmingham, AL Marriott 9/29/11 Source: Evan Mills, LBNL, 7/21/2009 Return on Investment