Sbai value of commissioning


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Doron Weiss from MMM Group presents on building commissioning to the Toronto Certified Sustainable Building Advisor Course.

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Sbai value of commissioning

  1. 1. BUILDING COMMISSIONING:The Value of CommissioningCaGBC Building Advisor ProgramJohn Kokko, P.Eng., CCP, LEED AP Doron Weiss, P. Eng. M. weissd@mmm.ca519-743-8777 x2424 905-882-4211 x 3026
  2. 2. LEARNING OBJECTIVES What is buildingcommissioning What are the steps required byLEED Why is it important What results can we expect
  3. 3. NEW BUILDING CXLEED CreditsEAp1 – Fundamental Cx (Prerequisite) Deals mainly with construction and getting the building operating beforehand-overEAc3 - Enhanced Cx (Credit) Deals with design and post occupancy operation
  4. 4. WHAT IS NEW BUILD COMMISSIONING• A quality-focused process for enhancing the delivery of a project. Theprocess focuses upon verifying and documenting that the facility and all ofits systems and assemblies are planned, designed, installed, tested,operated and maintained to meet the Owner’s Project Requirements.Hands over abuilding that gives theowner what he paid for.
  5. 5. EPPUR SI MUOVE - And yet it movesDespite its 30-year history in the United States, andhundreds of millions of square feet of floor areacommissioned, most mainstream industry professionalswould be hard-pressed to define buildingcommissioning. A vanishingly small fraction ofbuilding owners/managers know what it is. Evenefforts to explain it can leave many listener mystified.
  6. 6. .
  7. 7. NAME FROM SHIP BUILDING A commissioned ship is one deemed ready for service. Must pass several milestones. Equipment is installed and tested, problems are identified andcorrected, and staff are extensively trained. A commissioned ship is one whose materials, systems, and staff havesuccessfully completed a thorough quality assurance process. Commissioned ship is one ready to sail safely and reliably
  8. 8. VISION OF COMMISSIONINGTake the owner’s needs and wants► Ensure requirements properly articulatedThrough the minds of the consultants► Ensure designs properly reflect OPRThrough the hands of suppliers and contractors► Ensure building is properly builtDeliver a properly performing building► Ensure all systems operate as intended
  9. 9. ExpectationsOwnerIs receiving the best project that money spent can buyComplete the project on time and on budgetConsultantConstruction documents are comprehensible and easy to buildContractorComplete the project efficiently and with no call-backsCommissioning AuthorityTo get the support and cooperation needed from all stakeholdersfor a successful projectO&M PersonnelTo get the training and documentation needed to easily andeffectively operate and maintain the building
  10. 10. WHY IS COMMISSIONING NEEDED Don’t the design and construction teams alreadydo this? Everyone wants to do a good job. But two constrains:1. Scope included with fees2. Knowledge of the state-of-the-art Low price generally gets the job Designers responsible for code Site review for conformance todrawings and specs Not performance beyond obviousfaults and complaints after the fact
  11. 11. UP-TO-DATE KNOWLEDGE Innovation moving extremely fast Innovative equipment andsystems are relatively unfamiliarto designers, contractors,operators and evenmanufacturers agents Energy efficiency, integratedsystems, imported designconcepts and computerizationhave multiplied levels ofcomplexity
  13. 13. ADDED COMPLICATIONS Radiant heating Radiant cooling Condensing boiler Water-side economizer Building automation systems
  14. 14. INNOVATION INCREASING EXPONENTIALLYDirect and indirect evaporative coolingOptimum startCascading PID loopsStratified thermal storageDay lighting controlIntegrationAnd on and on and on ….
  15. 15. CONVENTIONAL COMMISSIONING• Start-up and basic check out of equipment• Testing, Adjusting and Balancing (TAB)• Begins after systems in and ready forstart-up• Verify individual components function ascomponents• Performed by installing contractor ormanufacturers rep
  16. 16. TOTAL COMMISSIONING (LEED™)A systematic quality assurance programStarts at concept design and concludes at end ofwarrantyIncludes all phases concept design, detailed design,construction, start-up, 1 year operationCommissioning verifies energy performance andcomfort maintenance
  17. 17. TOTAL COMMISSIONING (LEED™) Includes reviews through all stages Includes participation of consultants, trades,O&M staff Includes detailed reviews design, shop draw, install Expanded installation verification and start-up checks O&M documentation more centralized Whole system performance vs. component checks
  18. 18. VALUE OF Cx Largest study to date Evan Mills, Ph.D LBNL July 2009 643 buildings, 26 US states 561 existing and 82 new buildings 37 Cx firms 99 M ft2, $2.2 B construct 90.4 M ft2 existing, 8.8 M ft2 new construction $43 M Cx costsLawrence Berkeley National Laboratory
  19. 19. NEW BUILDING Cx MEDIANS Cx cost, $1.16/ft2 or 0.4% of overall construct cost($290/ft2) (Range $0.60 - $2.15) Number of deficiencies identified, 3,528(about 1/3 of projects reported deficiencies) Energy savings 13% (Range 9% - 29%) Payback time, 4.2 years (Range 1.7 to 11.4 yrs)
  20. 20. AREAS OF BENEFIT Construction Cost Savings Equipment downsizing and trade-offs Energy Savings - $0.05 to $0.45/ft2 Peak demand reductions Maintenance and replacement costs reduced Increased productivity and reduced liability Indoor environmental quality maintenance
  22. 22. LEED Cx OUTLINEDesign and Construction Phases EAp1 – Fundamental Cx EAc3 – Enhanced CxDesign Owner documents OPR Before 50% CD Owner designatesCxAConstruction Documents Designers incorporate Cx specs intoConstruction DocsCxA presents Cx Plan50% CD CxA conducts 50% design reviewPost Contract Award Owner designates CxACxA presents Cx PlanCxA reviews shop drawingsInstallation CxA performs/oversees installationverificationStart-up CxA performs/oversees functionaltestingCxA reviews O&M ManualsCxA oversees staff trainingSubstantial Completion CxA prepares Draft Final Report CxA prepares Systems ManualPost Construction CxA performs/oversees deferedtestingOccupancy CxA delivers Final Report CxA provides Warranty andoccupant concerns review
  23. 23. OWNER & DESIGN TEAM DOCUMENTATIONOwners Project Requirements (OPR)► Owner and User requirements► Environmental sustainability goals► Energy efficiency goals► Indoor environmental quality requirements► Equipment and systems expectations► Building occupant & O&M personnel requirementsBasis of Design (BoD)► Primary design assumptions► Standards► Narrative descriptions
  24. 24. Cx DURING DESIGN Work with design team to define measurable energy andindoor environmental quality goals Discuss alternatives to traditional design solutions Provide support for unfamiliar technologies Review to verify design meets objectives and technologiesproperly implemented Review to verify equipment specified meets goals andobjectives
  25. 25. COMMON DESIGN ISSUES No design target for energy use Lighting power density not identified No heat recovery Condensing boilers not considered Variable speed pumps and fansnot incorporated 20°F rather than 40°F designtemp drop design used Undersized piping andductwork
  26. 26. Cx PLAN Overview of Cx Process List of equipment and systems to be Cx Cx Team and responsibilities Management, Communication and Reporting Overview Cx Process Overview (Outline above) List of deliverables Milestones
  27. 27. Cx MEMBERS & RESPONSIBILITIESCOMMISSIONING AGENT Owner’s rep leading commissioning Reviews and produces most paperwork Directs testing Ensures LEED™ requirements are metOWNER Provide support as required to ensure Cxproceeds smoothly FM Staff?Consultants Provide documentation as required for review Attend commissioning meetings as required
  28. 28. GENERAL CONTRACTOR► Ensures contractors meet commissioningrequirementsM&E CONTRACTORS► Completes start-up, installation verification lists► Operates equipment for Performance Testing► Produces O&M manuals, Provides owner trainingCONTROLS CONTRACTOR► Operate controls for Performance Testing, produceO&M materials for controlsCx MEMBERS & RESPONSIBILITIES
  29. 29. Cx SPECIFICATIONS Contractor responsibilities Submittal review process Meetings IVC process Start-up process Balancing reviews FPT process O&M manuals requirements Training requirements Warranty review
  30. 30. Cx DURING CONSTRUCTION Verify equipment installed per drawings andspecs, manuf’rs requirements and properindustry practice and standards Verify equipment is, set-up, adjusted,balanced, controlled and operated to provideexpected comfort and energy performance Provide owner complete systems O&M docs Provide owner’s operating personneladequate training to understand, operate andmaintain equipment
  31. 31. COMMON INSTALLATION ISSUES Coils piped backward Maintenance access notprovided Pumps with shaft orientedimproperly Thermostats located adjacentto heating/cooling diffusers Insulation missing Sensors improperly located
  32. 32. COMMON FUNCTIONAL TESTING ISSUES Controls functions notmatching sequence VFDs do not modulate Outdoor damper minimumposition Control valve action reversed
  33. 33. TRAINING TOPICS General purpose of system Use of O&M manuals Operation of systems under all conditions Interaction with other systems Adjustments and optimization for efficiency Health and safety Special maintenance and replacement resources Occupant interaction Controls training
  34. 34. SYSTEMS MANUAL Final BoD System single line diagrams As-Built sequences, set-points, etc. System operating instructions Maintenance schedule Retesting schedule
  35. 35. Cx AFTER OCCUPANCY Follow trends on BAS to ensure ongoing operation Completion of deficiencies remaining afterconstruction Follow-up on warranty issues arising Follow up on occupant concerns during warrantyand first year occupancy Verify that issues are cleaned up by the end ofwarranty
  36. 36. FINAL REPORT OPR Design and shops review summary Cx specifications IVC results FPT results O&M evaluation Value achieved through Cx Outstanding issues
  37. 37. MMM Group Limited100 Commerce Valley Drive WestThornhill, ON Canada L3T 0A1t: 905.882.1100 | f: 905.882.0055e: