kristin heinemeier, ph.d., p.e. technical director brooks energy & sustainability lab texas...
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Kristin Heinemeier, Ph.D., P.E.
Technical DirectorBrooks Energy & Sustainability Lab
Texas Engineering Experiment StationTexas A&M University System
San Antonio, Texas
Presentation ASHRAE Alamo ChapterApril 20, 2004
Building Commissioning for Improved Performance
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The Brooks Energy and Sustainability Laboratory
Consortium between Texas Engineering Experiment Station and the Georgia Tech Research InstituteOffices located at Brooks City BaseTechnology Transfer in areas related to Energy and Sustainability Demonstrations, deployment, technical
assistance, training, tool development No fundamental research or education Non-competitive with private sector
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Continuum of Quality Control
Design the best machinery possible, customers will return the ones that don’t work.Measure the widgets at the end of the assembly line, dump or fix the ones that aren’t within specified tolerance.Measure the defect rate and adjust the machine if defects are too high.Utilize quality control in the machine design stage, engage the designer to re-engineer the process, incorporate customers’ input in the machine design.
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Continuum of Quality Control in Buildings
Design the best building possible, hope that the owner won’t sue if it doesn’t work.Do a walkthrough of the building at the end of the construction, fix all the things that don’t work. Test the building systems throughout construction and adjust them if they don’t work.Utilize quality control in the design stage, engage the designer to incorporate lessons learned in next building, incorporate customers’ input in the construction process,.
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Buildings Are Not Widgets
A modern office building is VERY complex.Each building is unique…each one HAS to work.No simple metrics or “tolerances”…how do you know if it “works”?The team that designs and builds the building is very diverse, there is little feedback from operation to design.Owner desires to move in immediately.Cost competitiveness is intense.
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Commissioning…of Battleships
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Building Commissioning
Cx is a quality oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria.
ASHRAE Guideline 0
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Commissioning Administrator
The owner’s champion for quality.Manages a quality assurance process for the owner.Does not have authority to accept building or to direct contractors.Typically has the role of communicator, coordinator, documenter…
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Commissioning Process
PlanningPlanning
DesignDesign
ConstructionConstruction
TurnoverTurnover
OccupancyOccupancy
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Planning Stage
Educate ownerDefine Cx budgetDefine CA scope of servicesDevelop Cx procedures and draft Cx PlanDefine Cx TeamDocument Owner’s Project Requirements (Performance Objectives)Develop expectations for process and communications… set the tone for Cx
PLANNINGPLANNING
DesignDesign
ConstructionConstruction
TurnoverTurnover
OccupancyOccupancy
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Design Stage
Insert contractor requirements related to Cx in the Specs (included in existing divisions and/or separate division)Develop construction checklists, acceptance criteria, and test requirementsDevelop initial systems manualReview design at different levels of developmentReview specsIdentify training requirements
PlanningPlanning
DESIGNDESIGN
ConstructionConstruction
TurnoverTurnover
OccupancyOccupancy
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Construction Stage
Review submittalsDevelop inspection procedures and formsDevelop test procedures and formsConvene Cx Team meetingsPerform Field Installation VerificationWitness/perform Operational Performance Tests
PlanningPlanning
DesignDesign
CONSTRUCTIONCONSTRUCTION
TurnoverTurnover
OccupancyOccupancy
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Turnover Stage
Witness Functional Performance TestsDeliver Systems ManualVerify training of O&M StaffPlay some role in building acceptanceComplete Commissioning Report
PlanningPlanning
DesignDesign
ConstructionConstruction
TURNOVERTURNOVER
OccupancyOccupancy
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Occupancy
Post-occupancy evaluationLessons Learned Workshop Recommend re-commissioning scheduleInspection at 10-months (pre warranty expiration)
PlanningPlanning
DesignDesign
ConstructionConstruction
TurnoverTurnover
OCCUPANCYOCCUPANCY
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Benefits of Commissioning
Reduces Energy CostsReduces O&M CostsImproves the BuildingImproves the Design, Construction and Turnover Processes
Can Reduce both Operating Costs and First Costs
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Study of Costs and Benefits
Funded by SECO and a San Antonio school districtSide-by-side comparison of commissioned and uncommissioned schoolsDetailed review of both construction processes and the resulting buildings Nearing end of first year of occupancy for baseline school, and starting construction for commissioned schoolResults in a format usable by others
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Study Findings
Communication is the key! early, often, clearly-defined procedures
for communication
Time is your enemy! start early and be nimble and persistent
Reassure everyone involved in the process about their roles every organization is different and the
roles will be different
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Study Findings (cont.)
There are a lot of toes to step on be creative and considerate and persistent
Performance Objectives should be captured and communicated early should form the basis of acceptance
criteria, which should be in the spec
Lessons Learned workshop from previous project would be helpful or review the one before that if the
previous project is still in progress
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ASHRAE Technical Committee 7.9
ResearchProgramsASHRAE Guideline 0: The Commissioning Process (in public comment, coordinated with NIBS)ASHRAE Guideline 1: The HVAC&R Commissioning Process (1996 & revision)ASHRAE Guideline 1.1…1.10 (proposed)Professional Development CourseLiaison with USGBC/LEED
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Other Organizations
Building Commissioning Association (bcxa.org)NEBB, AABCPortland Energy Conservation, Inc. (peci.org)National Building Commissioning Conference (May 18-20, Atlanta)
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Thank you!
Questions?