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Building Commissioning: It


Building Commissioning: It s a Process For a Reason Presented by Rick Scivally CHFM, CHSP, CBCP, LEED AP – PowerPoint PPT presentation

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Title: Building Commissioning: It

Building CommissioningIts a Process For a
ReasonPresented by Rick Scivally CHFM, CHSP,
Presentation Goals
  • Provide a basic understanding of the
    commissioning process and the importance of
    following it
  • Describe the importance of providing detailed
    information to all involved parties throughout
    the Commissioning Process

What is Building Commissioning
  • ASHRAE Guideline 0-2005, The Commissioning
    Process, defines commissioning as "a
    quality-oriented process for achieving,
    verifying, and documenting that the performance
    of facilities, systems and assemblies meet
    defined objectives and criteria".

Building Commissioning
  • A building commissioning professional should be
    brought to the team right after the Architect and
    Design Engineers are selected. This is not
    absolutely necessary, but doing so will save
    numerous headaches, changes and potential
    increases in scope, design and construction fees
    down the road.

Commissioning Authority/Agent
  • An entity identified by the Owner who leads,
    plans, schedules and coordinates the
    commissioning team to implement the Commissioning
  • Source ASHRAE Guideline 0-2005

Phases of the Commissioning Process
  • Pre Design
  • Design
  • Construction
  • Occupancy and Operations
  • Continuous Commissioning

Pre-Design PhaseOwners Project Requirements
  • A written document that details the functional
    requirements of a project and the expectations of
    how it will be used and operated. These include
    project goals, measurable performance criteria,
    cost considerations, benchmarks, success
    criteria, and supporting information.
  • Source ASHRAE Guideline 0-2005

Pre-Design PhaseOPR
  • Created by a multi-disciplinary team of end
    users, maintainers and senior management
  • Can be created by the owner and owner's team
    members before any other contract Design Team
    members are selected
  • Describes the systems and system components to be
    included in the commissioning process. Must be as
    specific and detailed as possible
  • Includes how building performance will be
    monitored through measurement and verification
  • Used to create the Basis of Design documents
  • Must become a living document

Pre-Design PhaseExamples of a Poor OPR
  • All energy consuming devices shall be
    independently metered
  • Energy consuming systems shall perform more
    efficiently than required by applicable energy
  • All building components and systems to be
    included in the commissioning process

Pre-Design PhaseBasis of Design (BOD)
  • A document that records the concepts,
    calculations, decisions, and product selections
    used to meet the Owners 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.
  • Source ASHRAE Guideline 0-2005

Pre-Design Phase - BOD
  • Created by the members of the Design Team, not
    just the Architect and Design Engineers
  • Usually not as large of a group as required by
    the OPR
  • Needs to include how performance of energy
    consuming systems will be measured and verified
  • Is a living document that should reflect and
    change with the OPR

Pre-Design PhaseExamples of a Poor BOD
  • All HVAC systems are to be designed in accordance
    with all applicable ASRAE guidelines
  • Occupied/unoccupied settings to be determined by
    owner after occupancy
  • Mechanical contractor to determine sequence of
    operation of all mechanical systems
  • Mechanical contractor to supply a fully
    functional and integrated automated HVAC control

Design Phase
  • Creation of commissioning specifications for
    systems/components to be included in the process
  • Creation of contractors checklists
  • Ongoing plan review against the OPR and BOD

Design PhaseCommissioning Specifications
  • Do
  • Clearly define the expectations of
    contractor/subcontractors participation in the
    commissioning process
  • Include all performance testing, checklist
    completion and documentation that will be
    required of the contractor/subcontractor
  • Include Project Closeout requirements including
    training and OM manual requirements
  • Include 6 and 12 month warranty expiration
    performance verification requirements

Design PhaseCommissioning Specifications
  • Don't
  • Repeat or emphasize penalty clauses for delays or
    retesting in the technical sections. These should
    be in the General Performance section.
  • Name subcontractors by trade. Many organizations
    have several trades in their portfolio.
  • Define who will witness testing beyond the owner
    or their representative.

Design Phase3 Dimensional Energy Modeling
  • A computer generated model to calculate
    anticipated sensible and latent heat loads, their
    relationships, environmental and physical
    conditions of the built environment, building use
    and occupancy in an effort to determine the
    energy consumption of a proposed structure and/or
    system and the effects design modifications may
    have on it.

Design Phase3 Dimensional Energy Modeling
  • Input Elements
  • Mechanical Systems
  • Total Building Envelope
  • Building Orientation
  • Building Location and Elevation
  • Building Use and Occupancy Type
  • Heat Relationships and Transfer Slab to Ground,
    Floor to Floor, Through the Roof and Side to Side
  • Other Exterior Conditions That may Effect Energy

Design Phase3 Dimensional Energy Modeling
  • These two show the ability to view the building
    by construction type figure on the left is
    standard view, figure on the right uses color
    to denote different wall, roof, and window
    construction assemblies. In this example, half of
    level 1, and levels 2 and 3 are parking garage.

Design Phase3 Dimensional Energy Modeling
  • This shows the
  • end-use consumption
  • profile, graphed by
  • hour, so you can see
  • the hourly consumption
  • fluctuation for various
  • end-uses. These are
  • the peak days for a six
  • month period of time.

Design Phase3 Dimensional Energy Modeling
  • This shows which
  • end-uses (lighting,
  • cooling, etc.) are
  • using the most
  • electricity/gas,
  • by month
  • Energy Modeling Data Provided Courtesy of Telios
    Engineers and Consultants

Commissioning During Construction
  • Issues log to be created and reviewed at all
    construction meetings
  • Checklist completed by installing contractors. A
    percent of system components should be evaluated
    by the Commissioning Agent.
  • Installation methods and quality of systems to be
    commissioned are inspected and verified
  • System performance and operation is verified
    during and after substantial completion
  • Controls point to point checks
  • TAB

Commissioning During Construction Most Common
  • Flex duct is crimped
  • Metal duct is not fully insulated. Pay special
    attention to duct top and hard to reach locations
  • Smoke/fire dampers are not installed correctly
  • Access and service doors are blocked or
  • Location of supply diffusers and return grills
  • Temperature set up/back not working properly
  • Temperature and lighting occupied/unoccupied
    settings not working properly
  • Software programming issues

Occupancy and Operations
  • Corrections of outstanding issues
  • Issues log still in use
  • Staff training on proper use of building control,
    systems and components
  • Next season operation and performance
  • Performance and operations verification prior to
    the 12 month warranty expiration
  • Final Commissioning report issued

Continuous Commissioning
  • A continuation of the Commissioning Process well
    into the Occupancy and Operations Phase to verify
    that a project continues to meet current and
  • evolving Owners Project Requirements. Continuous
    Commissioning Process activities are ongoing for
    the life of the facility.
  • Source ASHRAE Guideline 0 - 2005

Cost of Commissioning
  • Commissioning new buildings range from 0.5
    percent of the total construction cost for
    relatively simple projects such as office
    buildings to 7.5 for complex laboratories and
    medical facilities
  • This does not include potential additional cost
    associated with design changes such as additional
    metering devices for MV.
  • Source National Institute of Building Sciences

Cost of Not Commissioning
  • There are numerous white papers on commissioning
    and return on investment available on the
    internet. There have also been numerous studies
    published which identify the cost of not properly
    commissioning a building and the importance of
    continuous commissioning once all of the upfront
    work has been done.

  • Questions?