commissioning for profit, performance and windsurfing bomex 2016
TRANSCRIPT
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BOMA National ConferenceCommissioning for Productivity, Performance &
WindsurfingMurray Guy, Integrated Designs
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WHY should we care about Commissioning?
I would rather be windsurfing than dealing with …
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“Half Dead ZOMBIE Controls” that wake in the night piss off your customers and eat away
at profit
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WHY should we care about LeanCx?
Wouldn’t it be better to expand the Little Black Box
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Get Projects Completed 6 Months Early?
So we can go ...
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Hiking in Sedona to look at Petroglyphs
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Dad: What is that commissioning stuff you do?
Please HELP … How do you explain Commissioning?
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Quality Based Method to Achieve Successful Projects
Purpose to Reduce the Cost of Construction Projects
Increase Value to Owners & Occupants
A disciplined process of checks and tests that are needed to deliver successful projects
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We need to understand and verify the design meets clearly defined Owners Project Requirements (OPR)
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A system to check and test for Quality & Performance
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Verify the right equipment is being supplied (Shop Drawings)
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Verify equipment is installed properly
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Verify systems meet perform requirements
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Verify systems work together & pass functional tests
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Ensure operations are prepared to run the facility with confidence
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Verify that all Systems work together with an Integrated Systems Test
Would you buy an Airplane if all the Systems were not tested? Dad that is commissioning!
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Dad, Commissioning is Like Golf!
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Eliminate Zombies in Your Game (Guitar Strings & Diorama) Play the game by the rules (ASHRAE Guidelines) Paint a clear Target (Project Requirements) Verify the Design is on TargetCheck the right equipment & interfacesTest for system performance Test that systems work together (IST)Deal with all performance related issuesPrepare staff to run the facility
Get to Done is Done (Hole in One)
It takes Discipline to Play the Game
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Now getting back to Done is Done … so we can go Windsurfing in the Gorge
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Now how do we get Done 6 Months Early?
Commissioning
Design
Construct
LeanCx Done is Done
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What would it take?
Two Main Barriers
•Inefficiency •Bad Behavior
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Fix Inefficiency
23
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Collaborate
EngagedNo Constraints
Focused Work
Blame Work in Silos
Promise .. Don’t
Deliver
Bad Designs
Bad Attitude
ExcusesPromises Completed
Value
Fix Bad Behavior
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05/01/23 LCI-C Overview 25
History of “lean”
Glenn Ballard
Greg Howell
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The Lean Project Delivery System is based upon the Toyota Production
System
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Working in Silos is not Productive!
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We need to Collaborate as a Team
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Focus on the Right Work
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Eliminate Constraints
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University of Winnipeg Science Complex& Richardson College for the EnvironmentUniversity of Winnipeg Science Complex
& Richardson College for the Environment
Why not adopt a PRODUCTION SYSTEM for Construction
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To achieve reliable WORK FLOW
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LeanCx Process Summary• The Last Planner System is a Production System for
Construction
• Based upon bottom up Collaboration & Planning by the people doing the work
• It drastically improves work flow by removing constraints
• It adds accountability for getting work done
• It Works, Lean Construction Institute – Canada www.lci-c.ca
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Profit
Lean Approach to Commissioning?
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Okanagan College Kelowna Trades Centre Living Building Challenge Project #2Kathleen Lausman
Lean Commissioning Case StudyAs leaders in the community it is our duty to
protect the planet and demonstrate that triple bottom line economics work. For our second
Living Building Challenge project,we have adopted Lean Project Delivery to raise the bar even higher as we want less cost, less
time and to be fully commissioned at substantial completion.
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It takes a TEAM to deliver projects early and at less cost
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“Half Dead ZOMBIE Controls” that did not deliver Performance, Measurement & Verification of NetZero that we needed for Living Building Certification until 8
Months after completion!
Client was motivated
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Two Day Last Planner System Boot Camp
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Simulations & Training on HOW to work as a Team
39
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To create Predictable Work FlowManage the commitment and promises needed for the Cx Team
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Hold the Team Accountable on a Weekly Basis
Percentage Planned Work Completed (PPC)
Progress is measured by tracking the # of systems functionally tested
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It takes a Collaborative Team Effort
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Getting to Done is Done is worth the effort
Commissioning
Design
Construct
LeanCx Done is Done
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LeanCx delivers VALUE
Less money,
time and effort?
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Excellent Return on Investment
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Adoption of Lean Commissioning?
Presentations San Francisco, Boston and Calgary
Projects: Okanagan College, Mosaic & Onion Lake
46Lean Construction Institute
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Is anyone else using LeanCx o
We want to demonstrate that Triple bottom line economics work for commercial real estate. Our return on investment will be in the productivity of our people, recognition as good stewards of the
planet and from the financial benefits of having Net 0 energy bills.
Dennis Cuku Mosaic Center for Community and CommerceCanada’s first private commercial Living Building Challenge project
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Can we use LeanCx on a Non Lean Project?
LeanCx is about creating a TEAM with a SYSTEM that COLLABORATES to be more productive, achieve higher
performance and make more money.
That works for any project!
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Some early examples of LeanCx
• Manitoba Hydro LEED Platinum Office Towero Electrical Panels Early completion of
Podium Levels Milestone
• Saskatchewan Center for Disease Controlo Integrated Systems Test Drop Dead
Occupancy Date Milestone
• Innovation Place Testing Milestone (Done is Done)o Seven Day Test Milestone
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Summary
• There is VALUE in completing projects in less Time, Cost and with Higher Performance
• Assemble the TEAM based upon Qualification and ability to work together to create VALUE
• Implement the Last Planner SYSTEM to plan, implement and hold the team for the promises needed to achieve reliable work flow
• COLLABORATE often to continually improve work flow
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University of Winnipeg Science Complex& Richardson College for the EnvironmentUniversity of Winnipeg Science Complex
& Richardson College for the Environment WOW ..
Less time, less cost, less risk, higher performance
Technique/Tool: Value Stream Mapping
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Thank YOU &
?’s
www.i-designs.ca