Phil Welker Commissioning
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Phil Welker Commissioning

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Why LEED Commissioning?

Why LEED Commissioning?

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Phil Welker Commissioning Phil Welker Commissioning Presentation Transcript

  • LEED TM Commissioning Presented by Phil Welker Portland Energy Conservation Inc.
  • Technology Must be Properly Applied to Provide Benefit - 06/03/09
  • Why Commission?
    • Owners do not typically receive fully functional building systems
    • Owners face increasing numbers of performance problems
    • Buildings have more complex life safety, security, communication, and comfort control systems
    • Building systems are becoming increasingly specialized and integrated
  • Why Commission?
    • Multiple trades and contracts are involved
    • Increasing costs (change orders, call backs)
    • Emphasis on cost cutting, low bid and first cost focus (fast tracking)
    • Conflicting loyalties and objectives
    • Design fees do not reflect reality
  • 1994 Study of 60 Commercial Buildings
    • More than half suffered from control problems
    • 40% had problems with HVAC equipment
    • one-third had HVAC sensors that were not operating properly
    • 15% were missing specified equipment
    • 1/4 had energy management systems, economizers, or variable speed drives that did not run properly
  • So, What is Commissioning?
    • Commissioning is a quality assurance strategy.
    • It is a systematic process that extends through all phases of a construction, renovation, or retrofit project from concept through occupancy
    • According to ASHRAE Guideline 1-1996, commissioning is the process of ensuring that systems are designed, installed, functionally tested, and capable of being operated and maintained to perform in conformity with the design intent.
  • Commissioning at its Highest Level is a systematic process of ensuring, through documented verification, that all building systems perform interactively according to the documented design intent and the owner’s operational needs
  • LEED TM Intent
    • Verify and ensure that fundamental building elements and systems are designed, installed, and calibrated to operate as intended
      • Ensure that design intent is achieved
      • Ensure persistence of the design intent
    - 06/03/09
  • Cx is NOT Standard Process
    • Goes beyond normal practice
      • Design intent & basis of design documentation
      • Selected design reviews
      • Comprehensive QA/QC requirements in specs
      • Strategic site visits
      • Prefunctional checks at or near start-up
      • Functional performance testing (interactive)
      • Team effort--cooperation, not blame
      • Comprehensive documentation
      • Enhanced O&M manuals and training
    • Catches problems early (at least cost)
  • Typical Findings
    • New EMS’s have improper or incomplete programming
    • Equipment and lighting schedules are not optimized
    • New equipment functions poorly or not at all
    • Equipment and instrumentation are not marked
  • Findings Cont.
    • Air flow problems result in too much or too little ventilation
    • Building documentation is big on volume, small on content
    • Components and equipment are missing or incorrectly installed
  • Without Commissioning:
    • Design documentation may be poor
    • Some installed systems won’t work properly
    • Some specified equipment or features won’t be installed at all
    • Documentation on some important equipment will be erroneous , missing, incomplete or unclear
    • Training will be less organized, not done as well, and some not done at all
  • Commissioning Results in:
    • Improved designs
    • Smoother turnover (fewer call backs)
    • Tenant satisfaction (productivity)
    • Lower utility bills
    • Avoided O&M costs
    • Increased equipment reliability
    • Improved profit margin for owners $$$
  • Prerequisite LEED TM Cx Requirements
    • Engage a commissioning agent
    • Develop design intent and the basis of design documentation
    • Incorporate clear and complete commissioning requirements in the construction specifications or with an explicit change order
    • Develop and use a commissioning plan
    • Verify that the installation, functional performance, training, and documentation meet the goals of the project
    • Complete a final commissioning report
  • Additional Cx Point Requirements
    • Conduct a focused design review prior to development of construction documents by a qualified third party other than a member of design team
    • Conduct a construction document review when close to completion by a qualified party other than the design team
    • Conduct a selective review of contractor submittals of the commissioned equipment
    • Develop a recommissioning management manual
    • Have a contract in place for a near-warranty end or post occupancy review
  • Design Phase Commissioning
    • Erasing lines and changing words are generally easier than:
      • Modifying machinery
      • Re-configuring welded assemblies
      • Re-routing sheet metal
      • Cutting concrete
    • This may require spending a little more time in design
    - 06/03/09
  • Simpler May Be Better
    • Complex systems may not achieve their design intent if misunderstood by the operating staff
    - 06/03/09 Shhhh, Zog! … Here come one now!
  • LEED TM Points with Strong Commissioning Interrelationships
    • Envelope
    • Measurement and Verification
    • Indoor Air Quality
    • Credits that depend on machinery for success
      • Storm water and waste water reclaim/reuse
      • On site green power
    - 06/03/09
  • Non- LEED TM Issues that Need Commissioning Input
    • Electrical Systems
    • Fire Alarm and Life Safety Systems
    • Lighting Control Systems
    • Emergency Power Systems
    • Plumbing Systems
    - 06/03/09
  • Commissioning vs. LEED TM Coordination
    • The commissioning agent is not necessarily the LEED Coordinator
      • Many LEED credits are achieved via:
        • Passive building elements
        • Materials selection
        • Documentation of process
    - 06/03/09
  • What Does This All Cost?
    • General rules:
      • Design Phase
        • .1-.3% of the total construction cost
      • Construction Phase
        • HVAC and controls - 2.0% to 3.0% of total mechanical cost
        • Electrical system - 1.0% to 2.0% of total electrical cost
        • HVAC, controls and electrical - 0.5% to 1.5% of total construction cost
    - 06/03/09 - 06/03/09
  • Rule Breakers
    • Duration of construction
    • Project meeting requirements
    • Site inspection and testing requirements
    • System complexity
    • Commissioning Agent vs. LEED Coordinator Issues
    - 06/03/09 - 06/03/09
  • Estimates of Const. Phase Commissioning Costs (Costs for Commissioning Authority, New Construction, per sf) $0.00 $0.50 $1.00 $1.50 $2.00 $2.50 $3.00 0 50 100 150 200 250 300 350 400 450 500 550 600 Floor Area ('000's sf) Commissioning Cost ($/sf) Simple Moderate Complex Specialty
  • How Do We Pay for Cx?
    • Cx reduces first year operation costs and contractor callbacks
    • Cx is a shifted cost, not an additional cost
  • Creative Handling of Costs
    • Use in-house staff for review
    • Use operations staff for construction observation
    • Involve the operations staff with the systems manual development
    • Budget for post occupancy items out of operating funds
    - 06/03/09
  • LEED TM Cx Costs
    • Currently ½ of the registered projects are under 60,000 Ft. 2
    • Perception that for smaller LEED TM projects, the commissioning process is expensive-is it?
  • LEED TM Cx Costs
  • LEED TM Cx Costs-What Could be Driving Them Higher?
    • Prerequisite and or Additional Point requirements that may not be part of a non-LEED Cx process:
    • Development of new documentation formats for LEED TM submittals
    • Recommissioning manual
        • End of warranty review etc
    • Complexity of LEED TM projects – New technologies, Design intent documentation, design reviews, Cx specifications, development of component and system functional tests, etc
  • LEED TM Cx Costs-What Could be Driving Them Higher? -Cont.
    • Timeframe for beginning Cx - delays in starting process
    • LEED TM team members may have never been involved with a Cx process
    • Cx Responsibilities - Independent Third Party, Owner, Designer, Contractor
    • LEED TM coordination and point interpretation
  • LEED TM Cx Costs Reduction Strategies
    • Clearly define LEED TM goals/points as early as possible
    • Understand the abilities of your LEED team members that don’t have commissioning experience and whether they capable of delivering a high quality commissioning process for the complexities of your project
    • Understand the value an experienced Cx provider could bring to your project – outside perspective, operational expertise, system integration
  • LEED TM Cx Costs Reduction Strategies - Cont.
    • Define the scope of commissioning and then develop clear solicitations for Cx services if looking to hire a commissioning provider
    • On simple projects consider which Cx tasks an experienced and trusted member of the owner’s/designer’s/ or contractor’s team could undertake-yet acknowledge and plan for conflict of interest
  • LEED TM Cx Costs Reduction Strategies - Cont.
    • Start planning Cx early in the project-even if the the Cx “extra” point requirements are not being sought-change orders are expensive
    • Ensure adequate budget for an appropriate commissioning process
  • The Future of LEED TM and Commissioning
    • Continual education about the value of a high quality commissioning process
    • Case studies on process and documentation examples will help those who are new to Cx
    • Proper planning, execution, and documentation of the LEED TM requirements will improve process and reduce costs on subsequent projects