INTRODUCTION I BUILDING SYSTEMS I COMMISSIONING PROCESS I DOCUMENTATION I CONCLUSION

Commissioning Presentation

For

Society of American Military Engineers (SAME)

George Washington University Chapter

February 25, 2011

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Anthony Pellegrino, PE

My name is Anthony Pellegrino. I am a licensed Professional Engineer with 17 years of experience in the Design and Construction Industry.

I am a Senior Mechanical Engineer at URS and function as a specialist at both Commissioning and Control System Design.

I have been responsible for the development of commissioning specifications and test plans; third party reviews of mechanical, plumbing and electrical design; and management of commissioning projects as a Commissioning Agent.

I have also been responsible for witnessing and documenting mechanical, plumbing and electrical building commissioning activities as well as post-construction troubleshooting

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Agenda

•Introduction to Commissioning•Building Systems which are Commissioned•Description of the Commissioning Process•Documentation used in the Commissioning Process•Conclusion

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What is Commissioning?

• The Process is based on the ASHRAE Guidelines 0-2005 and 1-1996

• A Quality Based Method adopted by the Owner to achieve a successful construction project.

• As Defined by ASHRAE “Commissioning is a systematic process of ensuring that all building systems perform interactively according to the design intent and the owner’s operational needs.”

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What is the Purpose of Commissioning?

• Serves as a means to provide documented confirmation that the facility fulfills the requirements of the owner.

• To verify and document compliance with design criteria throughout construction, start-up, and the initial period of operation.

• To confirm that operating staff are trained and have the necessary documentation to maintain the facility.

• It includes and coordinates the separate functions of system documentation, equipment startup, control system calibration, testing and balancing and performance testing.

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When is Commissioning NOT Optional?

• Code requirements for all new buildings over 50,000 SF (ASHRAE 90.1) require HVAC systems be commissioned.

• US Green Building Council requires Fundamental Commissioning as a pre-requisite for LEED Certification.

• Additional points can be earned with Enhanced Commissioning.

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Who Should be Doing Commissioning?

Ideally, Commissioning should be performed by an Independent Company that has no affiliation with:

•Manufacturers of equipment or system components•Installing Contractors•Designers•Any other person or company which could affect the ability of the Commissioning Agent to render an Independent Commissioning Report

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What is a Commissioning Agent?

• The Commissioning company will assign a Commissioning Agent (CxA) to the project.

• The primary role of the CxA is to develop, coordinate and execute testing plans, document performance and confirm proper system functionality.

• The CxA leads, plans, schedules and coordinates the Commissioning Team.

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What is a Commissioning Team?

• The Commissioning Team consists of representatives from the various parties involved in the construction effort.

• They are responsible for implementing the commissioning process.

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What Gets Commissioned???

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Heating Ventilation & Air Conditioning (HVAC) Systems

• Air Handling Units• Roof Top Units• Fan Coil Units• VAV Boxes• Chillers• Boilers• Pumps• Exhaust Fans

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Plumbing

• Potable Hot Water• Domestic Hot Water• Sanitary Water• Storm Water• Water Softener• Toilets• Sinks• Urinals• Showers

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Electrical

• Transformers• Switchgears• Power Distribution

Units• Motor Control Centers• Engine Generators• Breaker Panels• Automatic Transfer

Switches

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Fire Protection

• Fire Pumps• Wet Pipe Sprinkler

System• Dry Pipes Sprinkler

System• Pre-Action Sprinkler

System• Kitchen Hood Fire

Suppression System

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Telecommunications

• Information Technology Systems

• Telephone Systems• Intranet

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Security

• Card Access Systems• CCTV Systems• Alarm Systems

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Building Envelope

• Doors• Windows• Building

Pressurization• Exterior Walls• Roof

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Specialty Equipment

Laboratory Fume Hood Laboratory Exhaust System

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Fire Alarm

Fire Alarm System Fire Alarm Control Panel

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Controls

Building Automation System Control Panel

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The Commissioning Process

• The Commissioning Process is a Quality-Focused Process for enhancing the delivery of a project.

• The process focuses upon verifying and documenting that the facility is planned, designed, installed and tested to meet the design intent.

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Four Phases of Commissioning

The Commissioning Process can be broken down into four phases:

•Design Phase Activities•Construction Phase Activities•Acceptance Phase Activities•Post Acceptance Phase Activities

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Design Phase

During the Design Phase, the CxA:

•Reviews the Owner’s Project Requirements.•Reviews the Design Documents.•Develops Commissioning Specifications.•Develops a Preliminary Commissioning Plan.•Conducts a Kickoff Meeting.

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Construction Phase

During the Construction Phase, the CxA:

•Develops the final Commissioning Plan.•Holds regular Commissioning Meetings.•Incorporates Commissioning milestones into the project schedule.•Reviews modifications to the Contract Documents.•Reviews approved submittals for equipment being Commissioned.•Develops the Construction Verification Checklists (CVC).

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Construction Phase (Continued)

During the Construction Phase, the CxA:

•Randomly visits the site to verify installation of equipment.•Creates and Maintains a Commissioning Issue Log.•Reviews CVCs startup checklists completed by Contractor.•Develops Functional Performance Tests (FPT).•Reviews Operation & Maintenance Manual Documentation.•Verifies adequate training is provided by the Contractor.

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Acceptance Phase

During the Acceptance Phase, the CxA:

•Witnesses initial Testing, Adjusting and Balancing (TAB) of building systems.•Directs and Witnesses FPTs performed by the Contractor.•Documents the results of FPTs and notes all deficiencies found.•Directs and Witnesses re-testing of items that failed initial testing.•Maintains and Updates the Commissioning Issue Log.•Works with the Contractor to resolve outstanding issues.

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Post Acceptance Phase

During the Post Acceptance Phase, the CxA:

•Directs and witnesses off-season testing.•Maintains and updates the Commissioning Issue Log.•Works with the contractor to resolve outstanding issues.•Conducts a final interview with the Owner.•Writes the Final Commissioning Report.

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Documents Used in the Commissioning Process

• Design Intent Document• Construction Documents• Contract Documents• Commissioning Plan• Field Reports• Construction Verification Checklists (CVC)• Functional Performance Tests (FPT)• Commissioning Issue Log• Operation & Maintenance Manuals• Final Commissioning Report

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Design Intent Document

• Details the functional requirements of a project and how it will be used.

• It includes project goals, performance criteria, cost considerations, benchmarks and success criteria.

• It is translated into the construction documents.• It is the ultimate measure of the project’s

technical success.

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Construction Documents:

•These include a range of documents that vary with the Owner’s needs, regulations and laws.•Includes specifications, drawings and general terms and conditions of the contract.

Contract Documents:

•These include price agreements, construction management process, subcontractor agreements and/or requirements, requirements and procedures for submittals, changes, other construction requirements, timeline for completion, and the Construction Documents.

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Commissioning Plan:

•A written plan of how the commissioning process will be accomplished.

Field Reports:

•A document generated after each CxA site visit to record commissioning related event.

Commissioning Issue Log:

•A formal vehicle to track commissioning issues, their status and resolution.

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Example of a Commissioning Plan

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Example of a Field Report

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Example of a Commissioning Issue Log

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Construction Verification Checklists (CVC)

• Activities that must be performed for the proper storage, handling and installation of building components.

• CVC’s must be completed by the Contractor prior to Functional Performance Testing.

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Example of a Construction Verification Checklist (CVC)

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Functional Performance Testing (FPT)

• A procedure designed to verify the functional performance of equipment or systems under a full range of operating conditions and loads, as specified by the contract documents.

• Each test is a written protocol that defines methods, personnel, and expectations for tests conducted on components, equipment, assemblies, systems, and interfaces among systems.

• The Contractor performs the FPT’s and provides necessary test equipment to complete the tests.

• The CxA directs, witnesses, and documents the FPT’s.

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Example of Functional Performance Tests (FPT)

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Example of Functional Performance Tests (FPT) (Cont.)

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Example of Functional Performance Tests (FPT) (Cont.)

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Operation & Maintenance Manuals

• Provided by Contractor at the completion of the project.

• Describes the as-built conditions.

• Describes how systems operate.

• Includes information on products concerning repair and replacement.

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Final Commissioning Report

• Documents the Activities which occurred during the Building Commissioning Process.

• Provides the Final Results of the overall Building Commissioning Effort.

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Example of a Final Commissioning Report

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And FINALLY….

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What are the Benefits of Commissioning?

• A fully Functional System that minimizes the number of occupant complaints.

• A fine-tuned system improves the economy of operation.

• Knowledge and Resources are available to maintain systems as they were originally intended.

• Reduces the number of problems upon initial occupancy.

• Improves the reliability of building systems.

• Saves money through more efficient operation of building systems.

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QUESTIONS?

Q&A

TIME

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THANK YOU!