U.S. Green Building CouncilCascadia Chapter

Presentation on

CommissioningCraig Hawkins, CHDS Commissioning and Engineering

Todd McGuire, Engineering Economics, Inc.

Bryan Welsh, Keithly Welsh Associates, Inc.

Outline

Introduction to Commissioning - BryanLEED Commissioning - CraigCase Studies - Todd

Company ProfileEstablished in 1996, Exclusively Commissioning ServicesUnique focus on the owner’s perspective.Team with extensive facilities engineering, construction, maintenance and commissioning experience.Over 100 commissioning projects of various sizes and types around the world including LEED and CHPS projectsFounding and active member of Building Commissioning AssociationMember USGBC

Why

Commissioning?

Design Related Issues

I’ll take what’s Behind Door #1…

At least they won’t mess with the thermostat….

No problem, let me get my saw…..

Look, someone has a fire alarm pull station for sale on the bulleting board….

I guess we’ll assign old “Slim” to service that unit.

6”

Oh Shucks!

Construction Issues

Dirt & Construction Debris

Equipment Without Lubrication

Missing Insulation Above Ceiling

Maintenance Access Prevented

Filter Access Problems

Actuators Missing or Fallen Off

Improper Condensate Drains

The Code Official Fallacy

290K Sq. Ft. Facility162 Smoke and Fire/Smoke Dampers103 of them had problemsFire sprinkler system had problemsSystem had been accepted by the Authority Having Jurisdiction (Fire Marshall)

Control System Problems

O&M Review

Re-Commissioning Manual

Owner Training

Seasonal Testing

Final Report

Warranty Testing

Verify Install

Functional Test

TAB Verification

Coordination

Review Submittals

Site Observations

Start-ups

Pre-Functional Checks

Planning

Design Intent

Constructability

Maintainability

Peer Review

Integration into Specs

Commissioning Plan

The Commissioning Continuum

Post

Construction

Design Construction

Full Scope Commissioning

Post

Occupancy

Planning

Design Intent

Constructability

Maintainability

Peer Review

Integration into Specs

Commissioning Plan

Verify Install

Functional Test

TAB Verification

O&M Review

Re-Commissioning Manual

Owner Training

Seasonal Testing

Final Report

Warranty Testing

Coordination

Review Submittals

Site Observations

Start-ups

Pre-Functional Checks

Planning

Design Intent

Constructability

Maintainability

Peer Review

Integration into Specs

Commissioning Plan

O&M Review

Re-Commissioning Manual

Owner Training

Seasonal Testing

Final Report

Warranty Testing

Design Intent

Speaks in terms of the Owner’s needs and desiresContains the Basis of Design, which speaks more to numbers and design conditionsQuantifiable goals are importantRequired by LEEDResponsibility of the design team and Owner, reviewed by Commissioning ConsultantCritical to the program and commissioning, yet often not fully developed

Commissioning Specifications

Outlines scope of commissioningRoles and responsibilitiesMethodologyShould be provided by Commissioning ConsultantRelates to Design IntentRequired by LEED

Monitoring and Verification

M&V for extra LEED pointCan integrate with many of the building control systemsShould be included in commissioning plan

Cost of Cx ServicesOregon Office of Energy:

$0.40 to $0.80 per square foot

USGBC LEED: 0.5 – 1.5% of total construction cost for whole-building

commissioning 1.5 – 2.5% of mechanical contract for mechanical only 1.0 – 1.5% of electrical contract for electrical only

PECI: 2.5% of the mechanical contract 1.5% of the electrical contract

$0.50/ ft. sq. $1.50+ / ft. sq.

Offices

Classrooms

Correctional

Lab Classrooms

Hospitals

Research

Cost of CX Services

Breadth – Extent of Systems to be Commissioned

Dep

th –

Scop

e a

nd

Exte

nt

of

Serv

ices

Cost

Verification and Testing on a few systems.

The Works

Involved in Planning, Value Engineer, Constructability Review, Site Observations, Verification, Testing, Training and Project Closeout on a limited group of systems.

Verification and Testing on a wide range of systems.

Cx Lessons LearnedGet the commissioning consultant on-board early.Inform the design team early that LEED is a goal and what the score card will look like.The Owner needs a clear idea of the scope of commissioning work, desired and required, in terms of, depth, breadth and cost.Put an emphasis on the Design Intent early.Develop at least a rough M&V plan early.

Early Involvement

The USGBC’s Green Building Rating

System

L E E DL E E DTM

LEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGNLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN

Requirements for Commissioningto achieve a LEED Rating

Craig A. Hawkins

Presenter

Craig A. Hawkins, President, CHDS Commissioning & Engineering,

Auburn, WA Over 25 Years of Building Mechanical Systems experience,

including: Manufacturing Engineering, 3 years Design-Build Contracting, 8 years Consulting Engineering, 14 years

Specializing in Whole Building Commissioning since 1993 Founding Member of the Building Commissioning Association

(BCA) Current Member of BCA’s Board of Directors Co-Authored BCA’s “Essential Attributes of Building

Commissioning”

LEED Prerequisite (1 of 7):

Fundamental Building Systems Commissioning

Fundamental Building Systems Commissioning

Engage a Commissioning Authority

Develop design intent and basis of design documentation

Include commissioning requirements in the construction documents

Develop and utilize a Commissioning Plan

Verify installation, functional performance, training and documentation

Complete a Commissioning Plan

Implement ALLALL of the following six fundamental best practice commissioning procedures:

#1 “Engage a Commissioning Authority”

The project shall have a Commissioning Authority (CxA) designated as early as possible. The CxA should be an objective advocate of the Owner, independent from the design team, and should possess the following qualities:

Qualified, professional firm regularly engaged in the performance of Building Commissioning

Experienced with providing: Managerial and organizational leadership Excellent communication skills Technical aspects of the particular projects systems, components,

and elements Construction management Hands-on field experience with:

Start-up Procedures Testing Troubleshooting Operation & Maintenance

Active member in related professional organization, such as the BCA

#2 “Collect and review design intent and basis of design

documentation”

For all commissioned elements as well as those that significantly interact with commissioned elements:

Identify the primary design assumptions in the basis of design Occupancy Space and process requirements Codes, policies, standards Load and climatic assumptions

Document the design intent that was considered to be important in the development of the design

Ideas Concepts Criteria

Review the design concepts narrative describing how the designer is planning to meet the design intent, using the basis of design information

#3 “Include commissioning requirements in the construction

documents”

Drawings: Include on cover sheet for each effected discipline: Cx Agents Name and contact information List of systems/equipment to be commissioned Reference Cx Plan and Cx Specification Section

Specifications: Include a specific Commissioning Section (CSI: Section 01810) including:

Scope of Commissioning List of systems/equipment to be commissioned Detailed requirements for:

Submittal Review Construction Phase Observations Start-Up and TAB O & M Documentation Owner Training Warranty Period Activities Scope, Rigor and Schedule of all Functional Performance

Testing

#4 “Develop and utilize a Commissioning Plan”

A comprehensive document detailing all aspects of the commissioning effort for the project:Overview of the commissioning processRoles and responsibilities of each team member involved with commissioningManagement and communications between all involved with commissioningProcedures for:

Submittal review Construction Phase Observations Pre-FPT and FPT Procedures with associated FPT Checklists O & M Review Owner Training Warranty Period Activities Reporting Forms Schedule of all commissioning events

The Cx Plan is written and maintained by the Commissioning Agent, ideally completed and published prior to the bid period. At a minimum, publish prior to installation of any commissioned element

#5 “Verify installation, functional performance, training and

documentation”Installation

Construction observations to ensure proper installation in compliance with Design Documents, Cx Plan, Mfg.'s installation instructions, and to ensure that other building systems and components are not compromising the efficacy of the element

Functional Performance FPT’s to ensure that commissioned element performs as intended under all

sequences of operation (start-up, shutdown, reset, occupied, unoccupied, manual, automatic, modulation range, power failure, alarms, staging, redundant, interlock with other systems, sensor calibration, etc)

Appropriate sampling on numerous like units Seasonally deferred testing (cooling system in summer, heating system in

winter)

Owner Training Documented verification that training by qualified individuals was provided

to the project’s operational staff for a sufficient duration to ensure that the staff has all the information needed to optimally operate, maintain and replace all the commissioned elements

O&M Documentation Documented verification that the O&M materials for each commissioned

element have been provided to the operational staff complete and clearly are accessible

#6 “Complete a Commissioning Report”

Final report by the Cx Agent to the Owner at the end of all FPT’s, except any seasonal deferred testing, including:List of all commissioned elements:

Disposition of element (FPT results) Design intent Product specification Installation data O&M documentation Owner training documentation

List of all outstanding commissioning issues (such as any deferred testing)All outstanding environmentally responsive feature deficiencies corrected and notedAll completed FPT’s and associated FPT Checklists

Energy & AtmosphereCredit 3:

Additional Commissioning

Additional Commissioning

Conduct a focused review of the design prior to the construction documents phase

Conduct a focused review of the construction documents when close to completion

Conduct a selective review of contractor submittals of commissioned equipment

(Note: The three items listed above must be performed by someone other than the project’s designer)

Develop a system and energy management manual

Have a contract in place for near-warranty end or post occupancy review

In addition to the Fundamental Building Commissioning prerequisite, implement ALLALL of the following five additional commissioning tasks:

#1 “Conduct a focused review of the design prior to the construction

documents phase”

A qualified party (other than the design team) shall review the design prior to the release of the construction phase documents to ensure that:

Each commissioned element meets the design intent relative to:

Functionality Energy Performance Maintainability Sustainability System costs IAQ issues Local environmental impacts

#2 “Conduct a focused review of the construction documents when close to

completion”

A qualified party (other than the design team) shall review the construction phase documents prior to release to ensure that:

Commissioning is adequately specified Each commissioned element can be commissioned Each commissioned element meets the design intent relative

to: Functionality Energy Performance Maintainability Sustainability System costs IAQ issues Local environmental impacts

#3 “Conduct a selective review of contractor submittals of commissioned

equipment”

A qualified party (other than the design team) shall review the commissioned elements submittals for compliance with the commissioning requirements, including:

Design intent Environmentally responsive characteristics Maintainability

#4 “Develop a System and Energy Management Manual”

A comprehensive document (in addition to the O&M’s) delivered to the Owner along with the Final Cx Report, which includes:Description of each commissioned element including:

Final design intent System narrative Sequence of operation

Seasonal & normal start-up, shutdown and restart proceduresControl drawingsDescription and rationale for energy savings features including:

Operating Instructions Caveats about functions Maintenance relative to energy use

Recommendations and methodology for whole-building energy accounting (as applicable) including:

Guidelines for establishing and tracking benchmarks for whole-building energy use Guidelines for establishing and tracking benchmarks for primary plant equipment efficiencies

Schedule and procedures for continuous and/or re-commissioning of elementsSpecific recommendations regarding seasonal operational issuesA list of all user adjustable setpoints that includes:

Discussion regarding the purpose of each setpoint Range of reasonable adjustments with energy implications Frequency schedule for review of setpoints Reset schedule to ensure current relevant and efficiency values

Guidelines for ensuring that future renovations and upgrades will not decrease energy efficiencies or compromise design intentA list of all diagnostic tools, with description of use, that will assist operational staff in use and maintenance of commissioned elements

#5 “Have a contract in place for near-warranty end or post

occupancy review”

Cx Agent shall return to project site at the 10th month of the first 12-month warranty period to review the following with the buildings operational staff:

Review condition of all outstanding issues related to the original FPT’s and deferred testing

Identify problems or concerns related to building operation Assist staff in developing reports, documentation, and requests for

services to remedy outstanding problems

Cx Agent to follow-up the return visit with a written report to the Owner that includes:

Findings from the warranty period review with operational staff Suggestions on problems identified during warranty period review with

operational staff Items that may be under warranty or appear to be construction related Documentation that assists staff in requesting services to remedy

outstanding problems

Case Studies

Company Profile

Established in 1984, 12 years Cx

26 employees in 5 branches nationwide Cx’d 10,000,000 SF of space for 163 clients

23 LEED projects, 18 by Seattle branch Founding member of BCA

Member USGBC for 3 years

LEED Cx Case studies

Jean Vollum Natural Capital Center

LEED Cx Prerequisite Renovation, historical bldg

Seattle Central Library

LEED Cx Prerequisite & Credit w/ M&V New construction (early LEED adoption)

Smaller bldg, simple systems

Large bldg, complex systems

Ecotrust Natural Capital Center

LEED V2.0 Gold70,000 SF

Energy & Atmosphere Prerequisite 1 only

Cx Authority Scope of Work:

Completed Sept. 2001

Rooftop gas fired packaged VAV units, occ sensors

• Cx Plan, Cx Report, letter of achievementEnergy & Atmosphere Credit 5 M&V

• Measurement and Verification Plan

Private sector

Ecotrust Natural Capital Center

Cx Challenges & Rewards Later adoption of LEED & engagement of CA• Limited to Cx Prerequisite only

• Extra work for design documentation awareness and requirements for contractor support of Cx

Ecotrust Natural Capital Center

Cx Challenges & Rewards Increased A/E and CM team awareness, support and interaction w/ Cx process• Reliance on Cx Plan, ECM documentation for M&V• Design intent, Pre-functional documentation, Start-up and functional testing support

Ecotrust Natural Capital Center

Lessons Learned Early decision on LEED Cx (budget, roles)• Full Cx scope more economical, early

team awareness• Cx integration with design documents enhances achievement of energy and operational savings Importance of CM & team acceptance to

LEED• CA/CM teaming is cost effective & comprehensive• 3rd party, Owner based Quality Assurance enhances contractor Quality Control

Seattle Central LibraryLEED V2.0 Silver400,000 SF

Energy & Atmosphere Prerequisite & Credit Cx

Cx Authority Scope of Work:

Completion late 2003

Chillers, City steam, under floor air, atrium, fire alarm, security, multi-site DDC

• DD & CD Review, Re-CX Management Manual, broader scope of services

Energy & Atmosphere Credit 5 M&V • Measurement and Verification Plan

Public building

Seattle Central Library

Cx Challenges & Rewards Cx Review of Design

• Timing, scope and budget

• Design team support and documentation review• AHJ’s, smoke management and energy savings

Seattle Central Library

Cx Challenges & Rewards

Design Development Assistance• O&M advocacy and Value Engineering • IAQ Management Plan review, Fire Alarm and security system support

Seattle Central Library

Lessons Learned Define level and role of CA involvement in design development process

Involve CA with operations advocacy and Value Engineering exercises

Enhance CA scope to address complex systems (life safety, low voltage, electrical)

Integrate Measurement and Verification early for best design support of M&V capability

U.S. Green Building CouncilCascadia Chapter

Thank YouQuestions?

Craig Hawkins, CHDS Commissioning and Engineering

Todd McGuire, Engineering Economics, Inc.

Bryan Welsh, Keithly Welsh Associates, Inc.