Building Science Consultations

APPLIED ENERGY SOLUTIONS



 COMMISSIONING PROCESS
     ASHRAE Guideline 0-2005
     ASHRA...
•   Commissioning Framework
     – ASHRAE 0-2005
     – ASHRAE 1.1-2007
     – ASHRAE/NIBS Guideline 3

•   Commissioning ...
COMMISSIONING FRAMEWORK
Total Building Commissioning Process

                           ASHRAE Guideline 0-2005: The
                           C...
• ASHRAE Guideline 0-2005
   – Defines the process
   – Generic: any system or discipline

• ASHRAE Guideline 1.1-2007
   ...
• Total building Commissioning (Cx) guidelines are in the works:
   – Guideline X Plumbing (ASPE)
   – Guideline Y Lightin...
COMMISSIONING DEFINED
•   An ongoing & structured quality assurance process (ideally spanning from pre-
    design into occupancy) that ensures ...
A quality-focused process for enhancing the delivery of
  a project. The process focuses upon verifying and
  documenting ...
• The OPR document explicitly calls out the minimum characteristics
  that will define a successful project from the owner...
• The Commissioning Process is a quality-oriented process for
  achieving, verifying, and documenting that the performance...
COMMISSIONING PROCESS
  PRE-DESIGN PHASE
• Develop the Owner’s Project Requirements (OPR)

 • Review lessons from previous projects

 • Identify Cx scope and budge...
• To get the process off on the right foot

• Ensure development of a thorough OPR document
• The Commissioning Authority (CxA)

• The Cx Team

• Pre-Design Cx Documents
• The Commissioning Authority (CxA)

• The Cx Team

• Pre-Design Cx Documents
• “Authority” (or “Provider”) versus “Agent”
   – An authority acts for the owner
   – An agent can act as the owner (NOT ...
• Should have actual and perceived independence of action (an
  unbiased party)

• Should have a background and experience...
• The Commissioning Authority (CxA)

• The Commissioning Team

• Pre-Design Cx Documents
• Includes many members:
  – CxA
  – Programming Consultants
  – Owner’s representatives
     • Users
     • Maintenance S...
• The team is led by the CxA

• The team will complete a variety of tasks

• Specific pre-design roles and responsibilitie...
• The Commissioning Authority (CxA)

• The Commissioning Team

• Pre-Design Cx Documents
• OPR

• Cx/design service contract integration

• Cx Plan

• Issues Log

• Systems Manual
Project Inception
Building Development                                                                                    ...
COMMISSIONING PROCESS
   DESIGN PHASE
• Update the Commissioning Plan
 • Verify the Basis of Design
 • Develop commissioning process requirements for the
   Con...
• Prepare for construction phase Cx activities

• Verify design decisions and documentation match OPR
• The Cx Team

• Design Phase Cx Documents

• Ensuring the Contractor is on Board

• Design Phase Verifications
• The Cx Team

• Design Phase Cx Documents

• Ensuring the Contractor is on Board

• Design Phase Verifications
• CxA

• Owner’s representatives
   – Project Manager
   – O&M Staff

• Design team representatives (including specialty c...
• The Cx Team

• Design Phase Cx Documents

• Ensuring the Contractor is on Board

• Design Phase Verifications
• Basis of Design (BOD)
   – This is considered a formal Cx process document that captures—in a
     usable format—key des...
• BOD document typically includes:
    – Codes, standards, guidelines used

    – Basis for system/assembly selection

   ...
• Cx Plan

   – This is a continually developing roadmap for upcoming activities and
     record of completed activities

...
• Construction Checklists

   – These are pre-prepared forms used to structure and facilitate
     verifications conducted...
• Test Procedures

   – Test Procedures are an extension of verification procedures beyond the
     level of complexity th...
• Systems Manual

   – A critical document for the owner

   – Requires input from:
       • Design team- need for input c...
• Issues Log

   – The Issues Log is essentially the collective memory of the Cx
     Team regarding problems that arise t...
• Training Plan
   – Constitutes a defined section of the Cx Plan

   – Lays out training needs and expectations

   – Lis...
Document                           Responsibility
Basis of Design                    Design Team
Cx Requirements for Const...
• The Cx Team

• Design Phase Cx Documents

• Ensuring the Contractor is on Board

• Design Phase Verifications
•   Communicating commissioning process requirements to the contractor
     – Specifications
         • General Conditions...
• The Cx Team

• Design Phase Cx Documents

• Ensuring the Contractor is on Board

• Design Phase Verifications
• Intent is not to second guess (or become) the design
  team

• Intent is to verify that design will reasonably deliver t...
From Pre-Design
Building Development                                                Phase-S5                              ...
From Design Phase:
Building Development                                            Schematic Design S6                    ...
From Design Phase: Design
Building Development                            Development S6                                  ...
COMMISSIONING PROCESS
 CONSTRUCTION PHASE
• Verify that submittals meet the OPR

 • Finalize Construction Checklists and Test Procedures

 • Verify that systems and...
• To verify construction activities

• To prepare project (and O&M staff) for handover to
  owner
• Meetings and Communications

• Updating Cx Documents

• Submittal Reviews

• Construction Checklists and Test Procedures...
• Meetings and Communications

• Updating Cx Documents

• Submittal Reviews

• Construction Checklists and Test Procedures...
• The Cx team is the avenue for effective communications
   – Via regular meetings and
   – Skillful use of the Issues Log...
• Meetings and Communications

• Updating Cx Documents

• Submittal Reviews

• Construction Checklists and Test Procedures...
Document        Action                                Responsibility

BOD update      Update as required by owner change  ...
• Meetings and Communications

• Updating Cx Documents

• Submittal Reviews

• Construction Checklists and Test Procedures...
•   Principles:

     – The purpose of verifications is NOT to provide the contractor with free quality control
       ser...
•   Quandaries:

     – ASHRAE Guideline 0-2005 sets the OPR as the benchmark against which verifications are
       to be...
•   Implementations:

     – Construction Checklist elements and Test Procedures that involve
       activating a device, ...
• Meetings and Communications

• Updating Cx Documents

• Submittal Verification Reviews

• Construction Checklists and Te...
• The CxA conducts some checking, witnesses other checking, and
  verifies that a sample of the Construction Checklists me...
Example
Construction
Checklist
• The CxA witnesses selected tests and verifies that the results of the
  Test Procedures meet quality expectations and co...
Example
Test
Procedure




ASHRAE
Guideline
1.1-2007
Example
Test
Procedure




ASHRAE
Guideline
1.1-2007
Example
Test
Procedure




ASHRAE
Guideline
1.1-2007
• Meetings and Communications

• Updating Cx Documents

• Submittal Verification Reviews

• Construction Checklists and Te...
• The CxA verifies that the results of the training activities meets quality
  expectations and conforms with the OPR and ...
• The CxA verifies that the Systems Manual is complete (to the extent
  possible) and that a sample of the manual meets qu...
From Design Phase:
                                 Construction Documents

Building Development                          ...
Building Development                          From Construction
                                                 Phase Par...
From Construction Phase
Building Development                                                                              ...
COMMISSIONING PROCESS
OCCUPANCY & OPERATIONS PHASE
• Complete seasonal or deferred testing

 • Minimize contractor callbacks

 • Document lessons learned

 • Assist with any...
• Close out the (initial) commissioning process

• Prepare the owner for long-term beneficial use of
  the facility
• The Cx Team

• Updating Cx Documents

• Lessons-Learned Workshop

• Final Cx Report
• The Cx Team

• Updating Cx Documents

• Lessons-Learned Workshop

• Final Cx Report
• CxA

• Owner’s representatives
   – Project Manager
   – O&M Staff

• Design team representatives (as required)

• Contr...
• The Cx Team

• Updating Cx Documents

• Lessons-Learned Workshop

• Final Cx Report
Document        Action                                Responsibility

BOD update      Update as required by owner change  ...
• The Cx Team

• Updating Cx Documents

• Lessons-Learned Workshop

• Final Cx Report
• Although most involved parties are ready to move on at this stage, all can
  benefit from reflecting on the Cx process

...
• The Cx Team

• Updating Cx Documents

• Lessons-Learned Workshop

• Final Cx Report
• Identify any systems or assemblies that do not perform in accordance with
  the OPR and note likely ramifications of suc...
COMMISSIONING PROCESS
ONGOING COMMISSIONING
• Ongoing Cx extends the process beyond the termination
  of the original commissioning services agreement
  (typically ab...
Ongoing Building                                                                          Commissioning
  Operations      ...
COMMISSIONING PROCESS
   KEYS TO SUCCESS
•   Good Benchmarking and archiving of documents
     –   Owner’s Project Requirements (OPR)
     –   Basis of Design (BOD...
• Ongoing Communications
   – Cx Meetings
   – Cx Reports
   – Issues Log

• Well reasoned clarity of purpose

• Verificat...
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The Commissioning Process

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Explanation of the Commissioning Process and Associated Standards (ASHRAE/NIBS)

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The Commissioning Process

  1. 1. Building Science Consultations APPLIED ENERGY SOLUTIONS COMMISSIONING PROCESS ASHRAE Guideline 0-2005 ASHRAE Guideline 1.1-2007 NIBS Guideline 3-2006 by David J. MacKay LEED AP, CPMP Applied Energy Solutions
  2. 2. • Commissioning Framework – ASHRAE 0-2005 – ASHRAE 1.1-2007 – ASHRAE/NIBS Guideline 3 • Commissioning Defined • Commissioning Process – Pre-Design Phase – Design Phase – Construction Phase – Occupancy & Operations • Ongoing Commissioning • Commissioning Keys to Success
  3. 3. COMMISSIONING FRAMEWORK
  4. 4. Total Building Commissioning Process ASHRAE Guideline 0-2005: The Commissioning Process (Used as a foundation for ASHRAE Guideline 1, NIBS Guideline 3, and other Total Building Commissioning Process technical guidelines Guidelines 2-200X & 4-200X ASHRAE Guideline 1-2007: NIBS Guideline 3-2006: through 14-200X: Technical HVAC&R Technical Exterior Enclosure Technical commissioning guidelines Requirements for the Requirements for the dealing with structure, Commissioning Process Commissioning Process electrical, lighting, interiors, plumbing, etc.
  5. 5. • ASHRAE Guideline 0-2005 – Defines the process – Generic: any system or discipline • ASHRAE Guideline 1.1-2007 – How to apply the process to HVAC&R – Several annexes/examples • ASHRAE/NIBS Guideline 3 – How to apply the process to enclosure elements – Walls, floors, roofs, fenestration – Several annexes/examples
  6. 6. • Total building Commissioning (Cx) guidelines are in the works: – Guideline X Plumbing (ASPE) – Guideline Y Lighting (IESNA) – Guideline 1.2 Existing HVAC&R (ASHRAE) – Guideline 1.3 Operator Training (ASHRAE) • This presentation will focus on ASHRAE Guideline 0-2005 and the overall Cx Process
  7. 7. COMMISSIONING DEFINED
  8. 8. • An ongoing & structured quality assurance process (ideally spanning from pre- design into occupancy) that ensures continual: – Communication – Documentation – Verification • In simplest terms, commissioning is intended to ensure a building meets the owner’s requirements upon turnover • It is NOT: – An event – A short term task – Punch list clearance • It is a Team sport—for successful commissioning, everyone must buy in to and participate in the process
  9. 9. A quality-focused process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements (OPR). * ASHRAE Guideline 0-2005: 4. Definitions
  10. 10. • The OPR document explicitly calls out the minimum characteristics that will define a successful project from the owner’s perspective • Must address quality as well as quantity • Must include verifiable benchmarks (criteria) • OPR is completed during pre-design • This document becomes the basis for all commissioning verification efforts—and is thus critical to a successful commissioning outcome
  11. 11. • The Commissioning Process is a quality-oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria. • The Commissioning Team uses methods and tools to verify that the project is achieving the Owner’s Project Requirements throughout the delivery of the project. • The Commissioning Process assumes that owners, programmers, designers, contractors, commissioning team members, and operations and maintenance entities are fully accountable for the quality of their work.
  12. 12. COMMISSIONING PROCESS PRE-DESIGN PHASE
  13. 13. • Develop the Owner’s Project Requirements (OPR) • Review lessons from previous projects • Identify Cx scope and budget • Develop initial Cx Plan • Owner acceptance of pre-design Cx activities * ASHRAE Guideline 0-2005: 6.1.2… Objectives
  14. 14. • To get the process off on the right foot • Ensure development of a thorough OPR document
  15. 15. • The Commissioning Authority (CxA) • The Cx Team • Pre-Design Cx Documents
  16. 16. • The Commissioning Authority (CxA) • The Cx Team • Pre-Design Cx Documents
  17. 17. • “Authority” (or “Provider”) versus “Agent” – An authority acts for the owner – An agent can act as the owner (NOT intended) • Professional services contract must spell out roles and responsibilities for this crucial party—including scope of work to be conducted (which can vary greatly) • CxA may be: – An independent entity – Owner’s in-house staff • THE CXA WILL NOT SINGLE-HANDEDLY COMMISSION A PROJECT
  18. 18. • Should have actual and perceived independence of action (an unbiased party) • Should have a background and experience to match project expectations • Will act in the best interests of the owner • Will interact with owner’s representatives, the design team, the contractor and subcontractors • Will lead the Cx Team and team meetings • Should have outstanding people skills
  19. 19. • The Commissioning Authority (CxA) • The Commissioning Team • Pre-Design Cx Documents
  20. 20. • Includes many members: – CxA – Programming Consultants – Owner’s representatives • Users • Maintenance Staff – Design Team representatives – Contractor representatives (if possible) • Members (numbers and bodies) will change from phase to phase
  21. 21. • The team is led by the CxA • The team will complete a variety of tasks • Specific pre-design roles and responsibilities will vary from project to project • Responsibility for team members must be clearly allocated and contractually assigned
  22. 22. • The Commissioning Authority (CxA) • The Commissioning Team • Pre-Design Cx Documents
  23. 23. • OPR • Cx/design service contract integration • Cx Plan • Issues Log • Systems Manual
  24. 24. Project Inception Building Development Commissioning Process Pre-Design Phase Process Form Building Development Form Commissioning Team (Cx) Team-S5.2,1 Project Participate in Project Review Review Meeting-S5.2 Meeting Develop Determine Develop Initial Owner’s Commissioning Project Commissioning Scope & Budget- Develop Develop Overall Develop Building Plan-5.2.4 Requirements- S5.2.2[c] Design/Constructio Building Budget Program S5.2.2 n Mgmt. Plans Owner Acceptance of Cx Products Other Pre-design Services Owner Acceptance of To Design Phase Pre-Design Products To Design Phase
  25. 25. COMMISSIONING PROCESS DESIGN PHASE
  26. 26. • Update the Commissioning Plan • Verify the Basis of Design • Develop commissioning process requirements for the Construction Documents • Develop draft Construction Checklists • Develop draft Test Procedures • Define training requirements • Perform OPR-based design preview • Update OPR * ASHRAE Guideline 0-2005: 6.1.2… Objectives
  27. 27. • Prepare for construction phase Cx activities • Verify design decisions and documentation match OPR
  28. 28. • The Cx Team • Design Phase Cx Documents • Ensuring the Contractor is on Board • Design Phase Verifications
  29. 29. • The Cx Team • Design Phase Cx Documents • Ensuring the Contractor is on Board • Design Phase Verifications
  30. 30. • CxA • Owner’s representatives – Project Manager – O&M Staff • Design team representatives (including specialty consultants) • Contractor representatives (if possible-input on Construction Checklists and testing can be exceptionally valuable) • Major equipment/assembly manufacturer representatives
  31. 31. • The Cx Team • Design Phase Cx Documents • Ensuring the Contractor is on Board • Design Phase Verifications
  32. 32. • Basis of Design (BOD) – This is considered a formal Cx process document that captures—in a usable format—key design influencing assumptions, methods, selections, and decisions – The purpose of the BOD is to give other parties easy access to the rationale behind design decisions – Construction Documents show WHAT was selected but not WHY – The WHY can be very valuable when considering a contractor-proposed substitution or making a decision on building operations – This document is valuable when design proposals are compared against OPR
  33. 33. • BOD document typically includes: – Codes, standards, guidelines used – Basis for system/assembly selection – System and assembly options considered – Calculation/analysis methods used – Key inputs to calculations/analysis • Data (U-factors, climate, etc.) • Assumptions (energy costs, maintenance capabilities, etc.) – Narrative descriptions of system/assembly operations – Narrative descriptions of system/assembly control sequences – Equipment/products used as a basis of design
  34. 34. • Cx Plan – This is a continually developing roadmap for upcoming activities and record of completed activities – During the design phase, the plan will be updated to provide details regarding construction phase commissioning activities-an outline of occupancy and operations phase activities will be included – A detailed Training Plan will be developed as a section of the Cx Plan – Ensure that the Cx Plan adequately addresses Cx process activities, responsibilities, and schedule
  35. 35. • Construction Checklists – These are pre-prepared forms used to structure and facilitate verifications conducted as part of the Cx process – Ideally, they would be part of the Construction Documents (or provided as “for information” documents) – Typically will be completed in stages as construction progresses – Properly used they can help in catching deviations before they become problems – When completed, they become part of the Systems Manual and can assist with ongoing building operations
  36. 36. • Test Procedures – Test Procedures are an extension of verification procedures beyond the level of complexity that can reasonably be handled by Construction Checklists – An example: a protocol to verify that upon smoke detection in an atrium, the HVAC, electrical and alarm systems do what they should to meet OPR – Another example: a protocol to verify that the HVAC system functions as it should to meet the OPR under a range of anticipated loading and weather conditions – Test Procedures must be scripted and ideally will allow for easy recording and archiving of results for inclusion in the Systems Manual
  37. 37. • Systems Manual – A critical document for the owner – Requires input from: • Design team- need for input called out during pre-design and product verified during design phase • Contractor- responsibilities must be included in the contract documents during design phase • CxA – This document really needs a champion (a responsible and capable party) – Without a good Systems Manual, many of the ongoing benefits of Cx will be lost during occupancy and operations
  38. 38. • Issues Log – The Issues Log is essentially the collective memory of the Cx Team regarding problems that arise throughout the Cx process – It should be easy to access and use – It should be helpful (not litigious) – It should show all (or most) issues resolved upon occupancy – Resolution may take many routes (a change in OPR, a change in design, change in component, and adjustment, etc.)
  39. 39. • Training Plan – Constitutes a defined section of the Cx Plan – Lays out training needs and expectations – Lists training requirements • Intended audience • Expected outcomes • Suggests venue/approach • Estimates time allocations – Outlines training verification – Must be detailed enough to permit a reasonable bidding and scheduling by contractor – Will likely require involvement of design team members
  40. 40. Document Responsibility Basis of Design Design Team Cx Requirements for Construction Design Team & CxA/Cx Team Documents Construction Checklists Design Team & CxA/CxTeam Test Procedures CxA/Cx Team Training Plan CxA/Cx Team Systems Manual-Content and Design team Contract Document Requirements Issues Log CxA/Cx Team Cx Plan CxA
  41. 41. • The Cx Team • Design Phase Cx Documents • Ensuring the Contractor is on Board • Design Phase Verifications
  42. 42. • Communicating commissioning process requirements to the contractor – Specifications • General Conditions requirements – Participation in activities – Ramifications for non-compliance • Section specific requirements – Construction Checklists – Test Procedures – Training – Provide a clear picture of responsibilities – Allow for a reasonable bid to be prepared – Permit impacts on schedule to be reasonably estimated
  43. 43. • The Cx Team • Design Phase Cx Documents • Ensuring the Contractor is on Board • Design Phase Verifications
  44. 44. • Intent is not to second guess (or become) the design team • Intent is to verify that design will reasonably deliver the owner’s project requirements • Sampling of design documents is highly recommended as a procedure • The owner possesses ultimate acceptance authority
  45. 45. From Pre-Design Building Development Phase-S5 Commissioning Process Design Phase: Schematic Design Process S6 Project Objectives Meeting Participate in Project Update Cx Team S6.2.1 Objectives Meeting S6.2.9.1 Identify Macro Select Evaluate Options Prepare BOD Document Determine Systems Manual Determine Training System Options Systems S6.1.1& S6.2.2.1 Structure S6.2.6 Requirements S6.2.7 Prepare Schematic Update OPR Update Cx Plan Reviews of Design Design Documents Documents S6.2.8 S6.2.8.1 S6.2.3.1(a) Project Objectives Meeting Final Objectives Review for Phase S6.2.9.2 Owner Acceptance of Schematic Design Products Owner Acceptance of Cx Products S6.3 To Design Development Phase To Design Development Phase
  46. 46. From Design Phase: Building Development Schematic Design S6 Commissioning Process Design Phase: Design Process Development S6 Project Objectives Meeting Participate in Project Objectives Meeting Update Cx Team S6.2.1 S6.2.9.1 Prepare Identify & Refine Design of Design Evaluate Micro Design Reviews Systems Development Update BOD S6.2.2.2 Update OPR S6.2.2.2 System Options S6.2.8 Documents Update Training Update Cx Plan Update Systems Requirements Manual S6.2.6 S6.2.3.1(b) S6.2.7 Project Objectives Participate in Project Meeting Objectives Meeting S6.2.9.2 Owner Acceptance of Design Development Products Owner Acceptance of Cx Products S6.3 To Design Phase: Construction Documents To Design Phase: Construction S6 Documents S6
  47. 47. From Design Phase: Design Building Development Development S6 Commissioning Process Design Phase: Process Construction Documents Participate in Project Project Objectives Meeting Objectives Meeting S6.2.9.1 Cx Reviews of Design Update OPR S6.2.2.2 Update BOD S6.2.2.2 Identify Prepare Docs. S6.2.8 Outstanding Construction Enclosure Issues Documents Update Cx Plan Develop Cx Process Req. for Construction S6.2.3.1(b) Const. Documents S6.2.4 Checklists S6.2.5 Update Systems Manual S6.2.6 Review @ 20% of systems re Develop Cx Req. for Constr. BOD S6.2.8.4 Documents S6.4 Acceptance Requirements S6.3 Training Requirements S6.2.7 & S6.5 Project Objectives Final Objectives Meeting for Meeting Phase S6.2.9.2 Owner Acceptance of Owner Acceptance of Cx Construction Products S6.3 Documents To Construction Phase To Construction Phase
  48. 48. COMMISSIONING PROCESS CONSTRUCTION PHASE
  49. 49. • Verify that submittals meet the OPR • Finalize Construction Checklists and Test Procedures • Verify that systems and assemblies meet the OPR • Verify training of owner’s personnel • Verify the Systems Manual • Update the OPR and Cx Plan * ASHRAE Guideline 0-2005: 7.1.2… Objectives
  50. 50. • To verify construction activities • To prepare project (and O&M staff) for handover to owner
  51. 51. • Meetings and Communications • Updating Cx Documents • Submittal Reviews • Construction Checklists and Test Procedures • Training
  52. 52. • Meetings and Communications • Updating Cx Documents • Submittal Reviews • Construction Checklists and Test Procedures • Training
  53. 53. • The Cx team is the avenue for effective communications – Via regular meetings and – Skillful use of the Issues Log • Cx Team Members: – CxA – Owner’s representatives • PM • O&M staff – Design team representatives (including specialty consultants) – Contractor representatives • Subs • TAB • Controls – Major equipment/assembly manufacturer representatives
  54. 54. • Meetings and Communications • Updating Cx Documents • Submittal Reviews • Construction Checklists and Test Procedures • Training
  55. 55. Document Action Responsibility BOD update Update as required by owner change Design team orders and contractor substitutions OPR update Update as required by owner change Cx Team (w/owner explicit orders and contractor substitutions agreement) Construction Finalize and implement Used by contractor, verified by Cx Checklists Team Test Finalize and implement Used by contractor, verified by Cx Procedures Team Systems Complete and verify Completed by assigned party, Manual verified by Cx Team Training Plan Finalize and implement Implemented by Contractor, design team, and CxA Issues Log Use Used by Cx Team Cx Plan Update and expand CxA
  56. 56. • Meetings and Communications • Updating Cx Documents • Submittal Reviews • Construction Checklists and Test Procedures • Training
  57. 57. • Principles: – The purpose of verifications is NOT to provide the contractor with free quality control services; it is to provide the owner with assurance that the OPR are being delivered – ASHRAE Guideline 0 strongly recommends that a sampling strategy be used for all verifications – The sampling frequency will be established by the CxA, 5%-10% is generally recommended • Sampling is a controversial issue—and each CxA will have his/her own take on how to approach this. • Spell out sampling % in RFP – If deviations are found during sampling, a pre-established response is implemented— this may involve additional sampling or rejection of the activity – Financial responsibility for re-verification activities must be spelled out in construction contracts and service contracts
  58. 58. • Quandaries: – ASHRAE Guideline 0-2005 sets the OPR as the benchmark against which verifications are to be conducted – The contractor is not contractually bound (generally) to meet the OPR, but rather the Contract Documents – If deviations are found relative to Contract Documents, corrective action is reasonably easy to justify – If deviations are found relative to OPR, but not the Contract Documents, then things can get tricky – Contingencies for addressing the above scenario should be spelled out for all interested parties – In theory, verification of design documents should head off OPR / Construction Document conflicts
  59. 59. • Implementations: – Construction Checklist elements and Test Procedures that involve activating a device, system, or assembly should generally be done by the contractor under the observation of the CxA and other interested parties (the owner’s operating personnel, etc.) – Verification of such activities would be based upon witnessing of tests and review of testing documentation – Verifications of documents (such as the Systems Manual) would normally be accomplished by CxA/Cx Team review – Verification of training might be accomplished by witnessing, testing, and/or interviews
  60. 60. • Meetings and Communications • Updating Cx Documents • Submittal Verification Reviews • Construction Checklists and Test Procedures • Training
  61. 61. • The CxA conducts some checking, witnesses other checking, and verifies that a sample of the Construction Checklists meets quality expectations and demonstrates quality that conforms with the OPR and Construction Documents • The verification process is seeking systemic problems • Minor deviations would be addressed via the Issues Log • Major deviations might require concerted action from the Cx Team • The owner retains ultimate acceptance responsibility for any deviations that negatively impact the OPR
  62. 62. Example Construction Checklist
  63. 63. • The CxA witnesses selected tests and verifies that the results of the Test Procedures meet quality expectations and conform with the OPR and Contract Documents • The verification process is seeking systemic problems • Minor deviations would be addressed via the Issues Log • Major deviations might require concerted action from the Cx Team • The owner retains ultimate acceptance responsibility for any deviations that negatively impact the OPR
  64. 64. Example Test Procedure ASHRAE Guideline 1.1-2007
  65. 65. Example Test Procedure ASHRAE Guideline 1.1-2007
  66. 66. Example Test Procedure ASHRAE Guideline 1.1-2007
  67. 67. • Meetings and Communications • Updating Cx Documents • Submittal Verification Reviews • Construction Checklists and Test Procedures • Training
  68. 68. • The CxA verifies that the results of the training activities meets quality expectations and conforms with the OPR and Contract Documents • The verification process is seeking systemic problems • Minor deviations would be addressed via the Issues Log • Major deviations might require concerted action from the Cx Team • The owner retains ultimate acceptance responsibility for any deviations that negatively impact the OPR
  69. 69. • The CxA verifies that the Systems Manual is complete (to the extent possible) and that a sample of the manual meets quality expectations and conforms with the OPR and Contract Documents • The verification process is seeking systemic problems • Minor deviations would be addressed via the Issues Log • Major deviations might require concerted action from the Cx Team • The owner retains ultimate acceptance responsibility for any deviations that negatively impact the OPR
  70. 70. From Design Phase: Construction Documents Building Development Commissioning Construction Process Phase S7 Process Pre-Bid Conference Participate in Pre-Bid Update Cx Team Conference S7.2.2 S7.2.1.2 Receive Verify & Coordinate Verify Systems Manual and Submittals Submittals S7.2.7 Const. Checklist S7.2.16 QA/QC Plan & Site Specific Testing Plan Pre-Installation Meeting for Mock-Ups Laboratory Testing Verify Lab Performance Field Mockups Verify Mockup Update Issues Log Performance Update OPR & BOD S7.2.4 Sample Testing Verify Sample
  71. 71. Building Development From Construction Phase Part 1 Commissioning Process Process Construction Phase Part 2 S7 Pre-Construction Pre-Construction Cx Meetings Process Meetings S7.2.6 Install/Construct Exterior Enclosure Components & Verify Construction Checklist Update OPR & BOD Update Issues Resolve Systems Completeness S7.2.15(c) S7.2.16.1(f) & S7.2.16.1(g) Log S7.2.16.1(i) Issue Update Issues Resolve Direct & Verify Tests S7.2.13 Log S7.2.16(i) Issue Update Cx Plan S7.2.5 Provide Training & Update Requirements S7.5 Owner Accepts Substantial Completion Owner Acceptance of Cx of Exterior Enclosure Products S7.3 To Occupancy and To Occupancy and Operations Phase S8 Operations Phase
  72. 72. From Construction Phase Building Development Commissioning Process Process Occupancy and Operations Phase S8 Substantial Completion Participate in Substantial Meeting Completion Meeting S8.1 Contractual Owner Begins Warranty/Correction Update Owner’s Project Beneficial Use Period Begins Requirements S8.1.1 Coordinate Contractor Performance Verification Direct & Verify Seasonal Tests Callback S8.2.2 S8.2.3 S8.2.1.3(b) Ongoing Operation, Maintenance, and Modification of the Building Update Systems Manual Systems, Assemblies and S8.2.6 Components, and their Associated Documentation Resolve Issue Owner Final Acceptance Req. S8.35 Training Req S8.5 Acceptance of Docum. Req. S8.4 Constructed Building Owner Acceptance of Cx End of Typical Building Products Development Contract
  73. 73. COMMISSIONING PROCESS OCCUPANCY & OPERATIONS PHASE
  74. 74. • Complete seasonal or deferred testing • Minimize contractor callbacks • Document lessons learned • Assist with any warranty issues • Provide assistance with ongoing facility operations to meet the OPR • Close out the process via formal owner acceptance * ASHRAE Guideline 0-2005: 8.1.3… Objectives
  75. 75. • Close out the (initial) commissioning process • Prepare the owner for long-term beneficial use of the facility
  76. 76. • The Cx Team • Updating Cx Documents • Lessons-Learned Workshop • Final Cx Report
  77. 77. • The Cx Team • Updating Cx Documents • Lessons-Learned Workshop • Final Cx Report
  78. 78. • CxA • Owner’s representatives – Project Manager – O&M Staff • Design team representatives (as required) • Contractor representatives (including subs) • Major equipment/assembly manufacturer representatives (as required)
  79. 79. • The Cx Team • Updating Cx Documents • Lessons-Learned Workshop • Final Cx Report
  80. 80. Document Action Responsibility BOD update Update as required by owner change Design team orders and contractor substitutions OPR update Update as required by owner change Cx Team (w/owner explicit orders and contractor substitutions agreement) Systems Verify and employ Completed by assigned party, Manual verified by Cx Team Training Plan Finalize and implement Implemented by Contractor, design team, and CxA Issues Log Close out Cx Team Cx Plan Develop and deliver CxA
  81. 81. • The Cx Team • Updating Cx Documents • Lessons-Learned Workshop • Final Cx Report
  82. 82. • Although most involved parties are ready to move on at this stage, all can benefit from reflecting on the Cx process • The owner can benefit form information gleaned by the various parties that relates completed product performance to the original owner’s project requirements • The design team can benefit from issues that relate design process to implementation of design intent and criteria (objectives and benchmarks) • The contractor can benefit from issues that relate construction and quality control processes to design intent and Construction Documents • The CxA can benefit from feedback on all aspects of the process
  83. 83. • The Cx Team • Updating Cx Documents • Lessons-Learned Workshop • Final Cx Report
  84. 84. • Identify any systems or assemblies that do not perform in accordance with the OPR and note likely ramifications of such deviations • Evaluate operating condition of systems/assemblies upon completion of testing • Summarize the contents of the Issues Log—extent of concerns, costs, operational impacts • System performance benchmarks • Lessons Learned • Ideally, provide a sense of worth of the Cx process on the project
  85. 85. COMMISSIONING PROCESS ONGOING COMMISSIONING
  86. 86. • Ongoing Cx extends the process beyond the termination of the original commissioning services agreement (typically about a year into building occupancy, upon major equipment warranty expiration) • The intent is to continue to assist the owner in maximizing beneficial use of the facility for the long term • It appears likely that ASHRAE Guideline 0 will in the future include more information on the ongoing Cx process
  87. 87. Ongoing Building Commissioning Operations From End of Typical Building Development Contract Process Update Owner’s Direct & Verify Project Requirements Periodic Tests and S8.6.1 Benchmarks S8.6.1 Ongoing Operation, Maintenance, and Modification of the Building Systems, Assemblies, Components, and their Associated Documentation Whole Building Maintain Systems Performance Manual S8.6.1 Verification S8.6.2 Continue Resolve Issues Continue
  88. 88. COMMISSIONING PROCESS KEYS TO SUCCESS
  89. 89. • Good Benchmarking and archiving of documents – Owner’s Project Requirements (OPR) – Basis of Design (BOD) – Commissioning (Cx) Plan – Construction Checklists – Test Protocols – Training Plan – Systems Manual – Cx Process Reports • Explicit expectations and responsibilities – Clear RFQ/RFP for CxA – Professional service contracts that address commissioning – Construction specifications that address commissioning and provide clear statements of “who” and “if-then” • Enforcement of Cx related contract provisions
  90. 90. • Ongoing Communications – Cx Meetings – Cx Reports – Issues Log • Well reasoned clarity of purpose • Verification by Cx Team of all key elements against OPR • Serious owner buy-in and support • Owner Acceptance of all Deliverables/Products
  91. 91. QUESTIONS?
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