commissioning process an owner's perspective · 2017. 10. 1. · weather data, interior...
TRANSCRIPT
THE COMMISSIONING PROCESS -AN OWNER'S PERSPECTIVE
Jim Waldrep, CBCP - MBP
Kimball Ferguson, PE, CHFM - MBP
Jim Opdenbrouw, Project Manager - Wake
Technical Community College
THE COMMISSIONING PROCESS
•Request for Cx Services
•Program Phase - Cx Plan
•Design Phase
•Construction Phase
•Acceptance Phase
•Post Acceptance Cx and
Recommissioning
COMMISSIONING PROCESS
• Commissioning is a process
• Fully functional, fine tuned MEP systems
• Emphasis on proper transfer of ideas
• Properly trained O & M staff using effective system
documentation
• Use a relatively new professional, the Commissioning
Authority, from pre-design through operations for
one or more years
COMMISSIONING SCOPE
•Describe the process to ensure ALL systems
perform in conformity with design intent
COMMISSIONING SCOPE
•Owners need to add commissioning to the RFP
process for the project
•Starts early at pre-design, continues through final
acceptance and post occupancy
COMMISSIONING SCOPE
•Provide procedures for preparing and
documenting:
• Owners assumptions
• Design Intent, Basis of Design and expected
performance
• Verification and functional performance testing
• Operation and maintenance criteria
• Includes program for training owners and
maintenance personnel
COMMISSIONING PLAN
• Implementation success depends on detailed
documentation of owner’s requirements and
how your building is designed, built, and
occupied
•Provides implementation procedures regardless
of how project is scheduled or when the process
is begun
DEFINITIONS
•ASHRAE
•NIBS
•SMACNA
•AABC
•Definitions not included in the above references
are defined in Cx section of the commissioning
plan
PROGRAM PHASE
•Begins as close to project inception as possible
• Objectives
• Document owner’s requirements
• Select commissioning authority
• Identify and assign responsibilities
• Document the initial design intent
• Begin developing commissioning plan
• Define Cx process intent and needs
PROGRAM PHASE PROCEDURE
•Owner’s program - outline
owner’s overall vision for
the facility and its use
• Known goals and objectives
• Important times and criteria
• Cost and other limitations
PROGRAM PHASE
•Selecting design team
• Involving O & M staff
•Developing initial design intent, its importance
and content
•Discussion of the commissioning plan
•Using design intent to develop Basis of Design
•ALL systems design concepts are documented
•Planning for systems manual and training
CLARIFYING ELEMENTS OF THE CX PLAN
•Clarification
• Design intent
• Basis of Design
• Verification test
• Functional performance test
• Project close out
• Post acceptance testing and
visits
WHY WRITTEN DESIGN DOCUMENTATION IS NEEDED
•Enables design/construction team to better
understand owner’s needs
•To better define design, construction, and
operating responsibilities
•Provides basis for future building and system
changes
•Specifications are only an answer on how to put
the building together not how to operate it
OBJECTIVE OF DESIGN INTENT & BASIS OF DESIGN
• Provides all parties at
each stage of design
and construction a
complete understanding
of your building systems
• Provides information
based on owner’s
expectations
DIFFERS FROM TRADITIONAL SPECIFICATIONS
•Narrative descriptions of systems or issues
•Provides useful and understandable background
information to all parties.
•Specs tell what is to be done on component level
•Design documentation tells why it is done and, in
general terms, how design operating objectives
will be accomplished
•Lets contractors know how building is to operate
SUMMARY-WRITTENDOCUMENTATION
•Provides useful information to all parties
•Used to develop training and systems manual
material
•Knowledge passed to those who need it at all
stages of your project
•Not stored in someone’s head or personal file
Design Intent & Basis of Design are part of Construction Documents
issued to bidders
“A DETAILED EXPLANATION OF THE IDEAS,
CONCEPTS, AND CRITERIA THAT ARE DEFINED TO BE
IMPORTANT BY THE OWNER”
• Most critical aspect of the
Cx process
• Conveys owner’s
requirements in non-
technical terms
• Defines benchmark for
determining success
DESIGN INTENT
BASIS OF DESIGN
“All information necessary to accomplish the design intent, including
weather data, interior environmental criteria, other pertinent design
assumptions, cost goals, and references to applicable codes,
standards, regulation guidelines.”
• The technical data goes here
• Must be consistent
• Updated as design intent
changes
• Provides record of design
changes
DESIGN PHASE
•Begins with schematic design documents
• Objectives:
• Document evolving design intent
• Continue commissioning plan development
• Prepare commissioning specifications
• Develop contract document, clearly defining
commissioning tasks and deliverables
• Review and accept contract documents for
compliance with Design Intent and coordination with
other systems
CX SPECIFICATIONS
•Absolutely critical to include with contract
documents
•Helps bidders know what is coming
•Some designers have simply made statement
that systems are to be commissioned
• In this case, how would bidders know how to price?
CONSTRUCTION PHASE
•System installation & start-up
• Objectives:
• Review submittals
• Finalize details of the Cx plan
• Conduct periodic Cx team meetings
• Observe construction, installation, start-up, testing,
adjusting and balancing
• Conduct operations and maintenance training
CONSTRUCTION OBSERVATION
•Observe equipment
installation
•Update plan to ensure
compliance with
manufacturer’s
installation instructions
•Communicate issues to
owner and contractor
CONDUCT PERIODIC CXMEETINGS
•Schedule Cx Team meetings regularly
•Purpose:
• Site coordination
• Communicate Cx issues
• Resolve conflicts
• Identify urgent work to avoid conflict
• Report on progress
• Identify Cx deficiencies and decide how to correct
them.
REVIEW SUBMITTALS
•Review prior to construction
• Include normally required information
• Test procedures
• Requirements for performance and testing
TESTING
•Functional performance test (FPT)
• Contractors complete verification data forms
when they install systems
• CxA does component level checking
• Use sampling
• Critical to accomplish test as systems are
installed
• Subs must address all A/E punch list items to
date, TAB discrepancies and problems before
FPT
TESTING
•Functional Performance Testing
• The process of determining the
ability of ALL systems to deliver
services in accordance with the
final design intent
• Focuses on how well systems meet
the owners expectations
• Includes testing how systems
interact with other systems
EXAMPLES OF FPT
•Start-up (Scheduled)
•Shut down
•Morning warm-up/cool-down
•Cooling operation
•Heating operation
•Economizers
•Power loss
EXAMPLES OF FPT
•Smoke control/exhaust
•Transfer switches operate as designed
•Generators operate as designed
•Lighting and daylighting systems
•Emergency power
•Medical gas
DOCUMENTATION
•Develop verification and FPT documentation
•Complete and assemble final as-built records
• Verify they are being kept current as building goes up
NEEDED INFORMATION
•As-built drawings and
other records
•Final updated operations
& maintenance manuals
•Systems manual
(electronic format)
•Training documents or
videos
FINAL CX REPORT
•Design intent
•Cx plan
•Verified and approved TAB report
•List of deficiencies
•Corrective modifications
•Accepted performance variance
documentation
•Pre-start-up checklists
FINAL CX REPORT
•Completed FPT checklists
•List of off-season FPT’s not
performed and a schedule
for completion
•Contact information for the
Cx team
POST-ACCEPTANCE PHASE
•Continued adjustment of controls
•Maintain high level of performance
•Scope of modification and occupancy changes
•Update documentation
•Start from basis of existing Cx documentation
LAST & MOST IMPORTANT STEP
•Develop a lessons
learned section for
the final Cx Report
•Discuss with owner
•Do it better the next
time
•Communicate with
all parties
THANK YOU AND WE WISH YOU CONTINUED SUCCESS IN YOUR
COMMISSIONING PROJECTS