the quick guide to building commissioning

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How a $150 sensor saved $15,000 and other fun facts: Why you want to commission your building?

Michael Chimack, PE, PMP, QCxP, CEMPrincipal

ICFOctober 27, 2016

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Northrup Grummen Energy Resourcs Ctr

Consulting University of Illinois

Consulting 2.0 Siemens

ICF

Introduction: My Experience (years)

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Today’s Agenda• What is Building Commissioning?

• History, nomenclature

• How does it work?

• What is the value proposition?

• How did a sensor save so much money?

• How you can maximize the PSO incentives to reduce my energy use!

• Hall of Shame.

“Building Commissioning Industry…” Why?• Most buildings are old (>20 years) and were designed on a lowest first cost basis

• Many systems were overdesigned which leads to performance and efficiency loss

when operating buildings at “normal conditions”

• Current facility requirements are different than original design

• Months, seasons, years of deferred maintenance (reactionary maintenance)

• Understaffed operations personnel who are more like “fire fighters”

• Could use more training

• Stricter/new codes, mandates, desire for “green” buildings

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Progression of the Industry

OriginationCreation and Definition ASHRAE and BPA define and test Federal Government issues first

executive order Early adopters implement and

provide first case studies

AcceptedMarket accepts Cx asstandard practice

Utilities develop programs

Retro Commissioning created for existing buildings

Streamlines processes and definition, resulting in provenenergy and operational savings

Technology leveraged to create tools for better analysis of data

First government agenciespass new Cx code

Certification programs startedto standardize professionaltraining

ComprehensiveFocus on end to end delivery Market demands comprehensive

solution including Retro and Persistentcommissioning together

The focus is implementationfor recommendations from Retro and Persistent Cx withfocus on productivity of customers’people and processes, with

technology as the enabler As in the past, actionable

information is provided to make better decisions, and now scope is expanded to:

Data analytics andoptimization strategies

Remote monitoring andmaintenance of systems

Proactive service Energy Management

Sustainability

Mid 80s to mid 90sMid 90s to mid 00sMid 00s to present

What is Building Commissioning…"…a systematic process for investigating, analyzing,

and optimizing the performance of building systems

through the identification and implementation of low/no cost

and capital intensive Facility Improvement Measures and

ensuring their continued performance over time. The Existing

Building Commissioning process assists in making the building

systems perform interactively to meet the Current Facility

Requirements.

"Commissioning is arguably the single most cost-effective strategy for reducing energy, costs, and greenhouse gas emissions in buildings today."

Evan Mills, Lawrence Berkeley National Laboratory

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Industry Data

Commissioning NomenclatureType of Commissioning Description Purpose

Commissioning (Cx) • For new buildings• Structured verification of systems

against intended design

Ensure the building will operate per customer needs(lowest LCC, "Life Cycle Cost")

Re‐Commissioning (ReCx) • Existing building• Has previously been commissioned• Usually done every 3–5 years

Maintain optimal performance

Retro‐CommissioningAka "Existing Building Commissioning" and "Total Building Commissioning"

• Existing building• Has NOT previously been

commissioned• May include corrections and repairs

before commissioning

• Create building operations spec (CFR)

• Identify and implement low and no cost improvements

Monitoring‐Based Commissioning (MBCx)Aka "On‐going Commissioning" and "Continuous Commissioning"

• Existing commissioned building• Monitor key indicators to confirm

optimal performance

Maintain optimal performance and identify additional improvement opportunities

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Your concern…Owning and Operating Costs(Generic Example)

Sources: IFMA, GSA, and other industry sources.Half of all buildings in current use were constructed prior to 1980. Energy Information Administration (EIA) and 2012 Commercial Building Energy Consumption Survey (CBECS)

Section Examples/Description

Energy and Utility Costs The largest operating expense, including electricity, gas, water

Premature Major Equipment Repair Costs

Lack of maintenance results in shortenedequipment useful life and increased repairs

Cost of System Replacement All equipment has a finite useful life – typically less than the life of the facility

Tools, Small Parts, &Maintenance Materials

Consumables and purchases of supplies for in‐house maintenance

In‐House Staff Employees performing facility maintenance and operating work (e.g., building technicians, custodians)

Purchased Outside Services Third party maintenance and service providers

Administrative Labor needed for oversight, payment of invoices and utility bills, overall planning

The Building Commissioning Process…

Project DevelopmentMulti‐facility

PlanningAssessment Investigation

Implementation Hand Off Persistence Phase

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Customer Facility Requirements (CFRs)

• CFRs are the specification to which a building is commissioned

• Accurate CFRs are essential to a successful EBCx project

• Part of the Assessment Phase (Commissioning Plan)

• Need input from all the building stakeholders

• Cast a wide net when identifying stakeholders

• CFRs define requirements only

• Commissioning process will determine solutions

How can EBCx Improve Operations and Save Energy?•Design deficiencies that have never

been addressed

•Systems or components

not being maintained

•Operational approaches

that waste energy

•Control strategies

that are not optimal

Identify Corrections Needed

• Oversized equipment

• Undersized distribution

• Short‐circuiting of flows

• Sensors in wrong or poor location

• Improper zoning

• Tenant improvements that didn't

address changed HVAC needs

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How can EBCx Improve Operations and Save Energy?•Design deficiencies that have

never been addressed




that waste energy




• Failed controls

• Wrong application of controls

• Failed actuators

• Dampers or valves stuck or without full range

of motion

• Torn flex connectors; warped access panels

• Missing/damaged pipe & duct insulation

• Unmaintained filters/coils obstruction flow

How can EBCx Improve Operations and Save Energy?•Design deficiencies that have

never been addressed




that waste energy




• Excessive run time

• Fixed schedules with no optimization

• Constant volume equipmentfor variable volume loads

• Variable loads without variable set points (i.e. no reset function)

• Imbalanced load between system components (e.g. chiller v. tower, airflow v. CHW/HW flow)

• Simultaneous operation of heating and cooling

• Setpoints not commissioned

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Multi Facility Planning PhaseKey Activities

Deliverables1. Create EBCx program

planning team2. Define EBCx program goals

and objective3. Develop EBCx program plan4. Performance and Savings

Verification Approach5. Assessment phase pre

planning

EBCx Program Plan

Facilities ranked

Project

Development

Multi‐facility


Implementation Hand OffPersistence

Phase

Assessment Phase (Plan)Key Activities Deliverables

Perform Assessment

• Assign proj. team and roles

• Kick off meeting/CFRs

• Obtain any missing fac. data

• Initial EBCx plan and implementation budget

• Develop plan for trending/trend

• Identify initial issues

• Estimate savings and costs

• Develop Systems Manual outline

• Develop M&V requirements

• Develop report formats

Assessment Report

• Current Facility Requirements

• EBCx Plan

• Draft Investigation Plan

• Draft Implementation Plan

• Draft Training Plan

• Issues Matrix

• Initial issues with estimated savings/costs

• Updated implementation budget

Project

Development

Multi‐facility



Phase

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Investigation Phase (Identify)

Investigate Systems

• Review of documents/records

• Update Investigation Plan

• Assess condition and analyze performance of systems

• Continue issue identification

• Estimate savings and costs

• Rank recommendations

• Update Implementation Plan

• Update Training Plan

• Obtain quotes for 3rd party work (if applicable)

Investigation Report

• Updated Current Facility Requirements

• Updated EBCx Plan

• Updated Issues Matrix with benefits analyses

• Updated Implementation Budget

• Measurement data (e.g., trend logs)

• Implementation plan

Key Activities Deliverables

Project

Development

Multi‐facility



Phase

Implementation Phase (Change)Key Activities Deliverables

Implement Opportunities• Update Implementation Plan

• Select appropriate implementers for each issue identified

• Conduct independent testing and evaluation of implemented recommendations• Per Verification Plan

• Compare predicted performance enhancements with actual• Reevaluate if necessary

• Update Training Plan

Implementation Report• Updated EBCx Plan

• Implementation Plan

• Verification Plan

• Training Plan

• Updated Issues Matrix with benefits analyses

• Updated Systems Manual

Project

Development

Multi‐facility



Phase

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Hand‐Off Phase (Train)Key Activities Deliverables

Train Staff

• Verify training effectiveness

• Conduct Lessons Learned Workshop

• Finalize MBCx Plan/Proposal

• Complete Systems Manual

• Transfer final report to customer

• Update EBCx Plan for MBCx

Final EBCx Report• Final Systems Manual

• Complete EBCx Report

• Final issues Matrix

• M&V report

• Updated EBCx Plan

• Monitoring Based Commissioning Plan

• Lessons Learned Report

Project

Development

Multi‐facility



Phase

Persistence Phase (Maintain)Key Activities Deliverables

• Revisit and review previous customer data (e.g., non‐implemented opportunities)

• Create a strategy for on‐going monitoring of systems

• Identify additional ECMs and possible FIMs (facility improvement measures) for potential implementation

Periodic Reports

• Persistent verification of savings from implemented measures

• Recommendations for other improvements

Project

Development

Multi‐facility



Phase

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• Operational costs will naturally escalate throughout the building's lifecycle

• Implementing an EBCx project lowers operational costs significantly

• Supply-side services such as energy procurement consulting further lowers operational costs

• Without demand-side and supply-side on-going services, operational costs can rise to original levels

• Savings persist through implemen-tation of persistence methodology

• Savings increase as additional opportunities are identified and additional FIMs are implemented

• EBCx cost << Total realized value

Value of an Existing Building Commissioning Program

LEGENDOne-time Project Fees

On-going Service Fees

Implement EBCx

Implement Supply-side

Services

Implement Additional

FIMs

ADDED VALUE

Value Proposition

Bu

ild

ing

Op

erat

ion

al C

ost

s

Existing Buildings

Years of Operation

Implement MBCx

So…how did a $150 sensor save $15,000?

• Commissioned a 500 ksf building (4 floors) in Palo Alto, CA

• Typical commercial office building

• Constructed in early 1980’s

• Objectives of Cx project

• Reduce energy consumption by 10‐20%

• Ability to partner with their real estate management companies

• Prove energy savings through M&V (trends, reports, etc.)

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Issues & Results• Documented dozens of issues (sensors to improper air changes)

• Documented existing sequence of operations (SOO) and developed new SOO based on current facility requirements.

• Programed new SOO into BAS and completed prescribed functional testing.

• Identification and execution of 10 highest priority issues predicted an energy savings of over $58,000 per year (11% savings)

• One outdoor temperature sensor for 4 AHUs, two problems...

It was reading high by 5oF AND it was improperly installed

• BIN analysis demonstrated savings of ~$11,000 (verified to >$15,000)

Finally, for the 10 implemented measures:

• Total first year measured savings > $79,000 (15% savings)

PSO EBCx Rebate offering• PSO Business rebates ran Retrocommissioning program since 2013.

• The PSO Business Rebates RCX program has evolved overtime

• Now it is currently offered under PSO Custom program for performance based RCx projects.

• The reason behind the performance based approach is to ensure that Customers are getting what they are expecting

• If you are interested in these programs we have PSO Custom program Specialist here: Jiten Gautam.

• You can also visit the PSO business rebates booth outside.

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PSO program Project Example• Location: Tulsa

• Building Type: Stand Alone Commercial building

• Building Type: Retail Fast Food Restaurant and Party Services

• Building SF: 93,000 SF

• Existing/Baseline Energy Usage: 1,995,873 KWH

• Proposed Savings: 9.92%

• Actual Savings Weekdays: 29.72 %

• Actual Savings Weekends: 11.63 %

Graph Courtesy: Trane

Before

After

Existing Building Commissioning‐Summary

• 5‐30% reduction in utility expenditures

• Improved operational efficiency/fewer operational issues

• Greener building portfolio

• Control costs by actively managing demand‐side energy use and potentially supply‐side energy costs

• Additional business value for vertical market (e.g. better test scores in schools, better productivity in office/manufacturing, address compliance issues in hospitals and labs, etc.)

• You get a Systems Manual‐repository of building information

What is the value to the you?

• CxA is a comprehensive building performance and energy optimization program designed to drastically improve the way facility managers operate their facilities.

• Rigorous, process‐based methodology to ensure current facility requirements are defined and the building(s) and corresponding operating systems are made to meet the requirements using the minimum amount of energy.

What is it?

Don’t forget…

• Identifying issues without implementing changes saves you ZERO!!

• Watch out for people selling “black box” solutions

Most favorable building characteristics

• Highly dissatisfiedwith current facility operation

• High energy users (combined utilities >$500K annually)

• Have goals to reduce GHG and/or utility budget

• Have goals to become LEED certified

• Want to understand how to operate their buildings more efficiently,including addressing deferred building maintenance

• Have a budget for implementing building improvements

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Want more information…

Building Commissioning Association‐tools, techniques, company directory, education http://www.bcxa.org/

ASHRAE‐guidelines, standards, educationhttps://ashrae.org/

ACEEE‐market studieshttp://www.aceee.org

LBNL‐researchhttp://cx.lbl.gov/documents/2009‐assessment/lbnl‐cx‐cost‐benefit.pdf

Some of the issues we hope not to find during EBCx projects

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Controls Configuration/Functionality

Maintenance‐related Issues

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The control air was removed from the chilled water control valve, the valve stem was pulled up.Coil running 100% wild!

The date the picture was taken: 7/15/2010


Outside air damper frozen shut! This pre‐filter never made it on the maintenance log.


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Valve shown in minimum closed position (actually ~40% open)

The first “V” in VAV means Variable!


Throttled Valves

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Actuators Connected?

Do Air Filters Fit Properly?

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Coil Maintenance?

Low Resistance Duct Design?

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Is that a tree in a cooling tower, or a cooling tower in a tree?

Other Issues

Discussion

the quick guide to building commissioning

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