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Commissioning at NYPJoseph Lorino, PE, LEED 

Vice President, Facilities ManagementNovember 4, 2015

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Presentation Agenda

• What is Commissioning• Why Commission?• Developing NYP’s Commissioning Program• NYP Commissioning Process• Roles & Responsibilities

3The Commissioning Process….

“A quality focused process for enhancing the delivery of a project. The process focuses upon

verifying and documenting that the facility and all of its systems and assemblies are planned,

designed, installed, tested, operated and maintained to meet the Owner’s Project

Requirements (OPR).

-ASHRAE Guideline 0-2005-

Definitions

4 ASHRAE Guideline 0-2005: The Commissioning Process

(To be used as the foundation of ASHRAE Guideline 1 and the NIBS Total Building CommissioningProcess technical guidelines)

ASHRAE Guideline 1-200XHVAC&R Technical Requirementsfor The Commissioning Process

NIBS Guidelines 2-200X through 14-200XTechnical commissioning guidelines dealing withlighting, fire, interiors, envelopes, plumbing, etc.

Guideline 1 – ASHRAE, HVAC&R SystemGuideline 2 – ASCE, Structural SystemsGuideline 3 – BETEC, Exterior Envelope SystemsGuideline 4 – NRCA, Roofing SystemsGuideline 5 – AWCI, Interior SystemsGuideline 6 – NEII, Elevator SystemsGuideline 7 – ASPE, Plumbing SystemsGuideline 8 – IES, Lighting SystemsGuideline 9 – IEEE, Electrical SystemsGuideline 10 – NFPA, Fire Protection SystemsGuideline 11 – TIA, Telecommunications Systems

The Commissioning Process

5 • Evolving complexity of building control systems • Modern ventilation, lighting and comfort systems 

are energy intensive• Construction deficiencies at outset in most 

buildings• Need for independent & objective peer review• Operations & Maintenance (O&M) staff 

unprepared to operate complicated buildings efficiently

• Frequent user complaints• Long term operating costs – utility costs & 

maintenance higher than expected

Why Commission?

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Benefits of Commissioning

• Improved system & equipment function

• Increased occupant & owner satisfaction

• Lower utility bills through energy savings

• Significant extension of equipment/systems life‐cycle

• Improved building occupant productivity

Benefits2000 NYSERDA & 2001 PECI Surveys:

70% fewer post acceptance deficiencies 65% fewer occupancy complaints 50% decrease of litigation 65% improvement of comfort control 60% owners get what they paid for

Source: NEMI – National Energy Management Institute

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The NYP ProgramWhy?

• Design review sessions• Utility capacities• Unplanned shutdowns• Construction deficiencies• High cost of repair• Inaccessibility• Adjacencies to patients• DOH Pre‐Occupancy 

Inspections• Mandates after construction• Impact to patient care

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Bridging the Gap…

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The NYP ProgramThe Process

• RFQ• Interviews• Selection

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Selected Commissioning Agents…• Columbia Presbyterian Site

• Strategic Building Solutions (SBS) – East of Fort Washington Ave.• Horizon Engineering Associates – West of Fort Washington Ave.

• Weill Cornell & Westchester Sites• Dometech – Assigned by Project Manager• Eneractive Solutions – Assigned by Project Manager

• Allen Hospital• Horizon Engineering Associates

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Project Table of Organization

NYP

Design Group A/E

PM

Cx AgentFacilities 

Operations

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Typical Commissioned Systems

• HVAC• Fire smoke dampers• Electrical• Lighting• Plumbing• Pneumatic tube• Medical gas• Nurse call• Fire alarm• Security• Fire protection• Vertical transportation• Fire Stopping

13Non-traditional Commissioning

Beyond ASHRAE Guideline 0…• Assist in DOH Pre‐occupancy inspections• Barcode assets• Develop equipment PM program• Assist A/E pre‐existing conditions survey• Inspect rated wall penetrations & firestopping• Phasing coordination• Decanting of space 

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The NYP ProgramThe Projects

Ongoing Project Reviews• Renovations• Infrastructure• Major Projects• New Building

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FEASIBILITY DESIGN CONSTRUCTION POST-CONSTRUCTION

Cx Integrated into Planning Documents ?

Contract Documents Aligned with

OPR ?

System Performance

Documented & Accepted?

System Performance Sustained?

ReCx Every 3 -5 Years

Identify Cx TeamDefine OPR

Develop Preliminary Cx

PlanEstablish Initial Budget for Cx

Incorporate Cx into A/E Scope of

ServicesRetain CxA

Review OPR and BoD

Concept, DD, and CD Design Reviews

Update Cx PlanDevelop Cx

SpecificationsDefine Training

Review Submittals

Construction Checklists

Perform Field InspectionsOversee and

Document FPTLead Cx Team

MeetingsConduct Owner

TrainingTurnover Cx

Record

Perform Deferred & Seasonal

TestingEnd of Warranty

ReviewComplete Final

Cx ReportFinal Satisfaction

Review with Customer Agency

The Commissioning Process

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Cx Agent – Roles & Responsibilities

• Enlisted in the project at earliest possible stage, Feasibility or Schematic Design

• Establish the Owners Project Requirements (OPR)• Apply Best Practice standards during design review process• Ensure the MEP installation and operation complies with the design intent  and manufacturer’s specifications

• Ensure that the MEP installation will be maintainable by Facilities Operations• Ensure O&M Materials and Warranty are available, scanned, indexed and  appropriate for the installation 

• Coordinate in Facilities Operations Staff Training• Coordinate work with the Campus Engineer and Facilities Operations• Develop Preventive Maintenance Program  for installed equipment, in TMS format

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Feasibility Phase•Develop Owner’s Project Requirements (OPR)

• Project Overview• Functional Uses• Occupant Requirements• Performance Criteria

• Integrate stakeholders in this phase (clinical staff, O&M staff)

• Identify scope for Cx process •Develop draft Cx Plan

The Basis of Design is the Design Team’s technical interpretation of the OPR

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Design Phase

• Verify the Basis of Design (A/E) meets the Owner’s Project Requirements

• Identify scope for Cx process • Basis of design• Update the Cx Plan• Begin developing the Cx Log• Develop Cx process for inclusion in the CDs• Multiple Focused Design Reviews• Develop project specific Cx Specifications• Value Engineering assistance• Define O&M Training requirements

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Construction Phase• Update OPR & Cx Plan• Verify submittals & shop drawings meet OPR• Develop test procedures• Equipment / system Installation is per contract documents• Pre-functional

– Equipment start-ups– System testing (duct leakage, flushing/cleaning, pressure, electrical)

• Functional testing– BMS-Controls / graphics to be completed prior to functional testing– Individual components– Systems and interfaces

• Document all issues (Issues or Deficiency Log)• Re-inspection and re-testing as required• Verify training activities

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Acceptance & Occupancy Phase• Complete seasonal testing• Deficiency Closeout• Performance Testing

–Design Criteria–TAB Verification

• Integrated System Performance Testing• Facilitation of End User Training

–Approved Syllabus prior to any sessions–Engage factory trained representatives–As-Built drawings to be submitted prior to training–O&M manuals to be available

• Final Report

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Occupancy Phase

•Development and Delivery of a Functional Integrated Systems Manual

•Seasonal Testing•Occupant Interviews•Warranty Review•Update All Cx Documentation

22 Cx Issues Log

Cx Documents (Example)

• Building • Floor• Room• Component• Trade• Contractor• Reference• Urgency• Impact• Description• Date Found• Date Corrected• Cx Inspector

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Deficiency No.1: Accessibility

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Deficiency No.1: Accessibility

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Deficiency No.1: Accessibility

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Construction TeamRoles & Responsibilities

• Include Commissioning Process requirements in contracts• Provide adequate accessibility to properly operate &

maintain equipment as per OEM requirements• Remedy deficiencies identified by the CxA• Obtain cooperation of all subcontractors• Attend Commissioning meetings• Include Commissioning milestones in project schedule• Implement training program as detailed in contract documents• Provide submittals to Owner, Design Team, CxA

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Construction TeamRoles & Responsibilities

• Notify the CxA when systems & assemblies are ready for testing

• Demonstrate the operation & performance of the equipment and systems to the CxA

• Continuously maintain the as-built drawings

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Thank YouJoseph Lorino, PE, LEED APjol9107@nyp.org