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The Quick Guide to Building Commissioning
- 1. 11/10/2016 1 How a $150 sensor saved $15,000 and other fun facts: Why you want to commission your building? Michael Chimack, PE, PMP, QCxP, CEM Principal ICF October 27, 2016 5.5 1 2.5 12.5 3.5 5 0.25 Northrup Grummen Energy Resourcs Ctr Consulting University of Illinois Consulting 2.0 Siemens ICF Introduction: My Experience (years)
- 2. 11/10/2016 2 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
- 3. 11/10/2016 3 Progression of the Industry Origination Creation and Definition ASHRAE and BPA define and test Federal Government issues first executive order Early adopters implement and provide first case studies Accepted Market accepts Cx as standard practice Utilities develop programs Retro Commissioning created for existing buildings Streamlines processes and definition, resulting in proven energy and operational savings Technology leveraged to create tools for better analysis of data First government agencies pass new Cx code Certification programs started to standardize professional training Comprehensive Focus on end to end delivery Market demands comprehensive solution including Retro and Persistent commissioning together The focus is implementation for recommendations from Retro and Persistent Cx with focus 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 and optimization strategies Remote monitoring and maintenance 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
- 4. 11/10/2016 4 Industry Data Commissioning Nomenclature Type 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‐Commissioning Aka "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
- 5. 11/10/2016 5 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 shortened equipment 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 Development Multi‐facility Planning Assessment Investigation Implementation Hand Off Persistence Phase
- 6. 11/10/2016 6 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
- 7. 11/10/2016 7 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 • 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 •Systems or components not being maintained •Operational approaches that waste energy •Control strategies that are not optimal Identify Corrections Needed • Excessive run time • Fixed schedules with no optimization • Constant volume equipment for 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
- 8. 11/10/2016 8 Multi Facility Planning Phase Key Activities Deliverables 1. Create EBCx program planning team 2. Define EBCx program goals and objective 3. Develop EBCx program plan 4. Performance and Savings Verification Approach 5. Assessment phase pre planning EBCx Program Plan Facilities ranked Project Development Multi‐facility Planning Assessment Investigation Implementation Hand Off Persistence 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 Planning Assessment Investigation Implementation Hand Off Persistence Phase
- 9. 11/10/2016 9 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 Planning Assessment Investigation Implementation Hand Off Persistence 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 Planning Assessment Investigation Implementation Hand Off Persistence Phase
- 10. 11/10/2016 10 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 Planning Assessment Investigation Implementation Hand Off Persistence 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 Planning Assessment Investigation Implementation Hand Off Persistence Phase
- 11. 11/10/2016 11 • 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 LEGEND One-time Project Fees On-going Service Fees Implement EBCx Implement Supply-side Services Implement Additional FIMs ADDED VALUE Value Proposition BuildingOperationalCosts 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.)
- 12. 11/10/2016 12 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.
- 13. 11/10/2016 13 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 dissatisfied with 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
- 14. 11/10/2016 14 Want more information… Building Commissioning Association‐tools, techniques, company directory, education http://www.bcxa.org/ ASHRAE‐guidelines, standards, education https://ashrae.org/ ACEEE‐market studies http://www.aceee.org LBNL‐research http://cx.lbl.gov/documents/2009‐assessment/lbnl‐cx‐cost‐benefit.pdf Some of the issues we hope not to find during EBCx projects