1. Department of Veterans Affairs
Office of Construction and Facilities Management (CFM)
SRE Program Training – March 2013
Commissioning Standards
Institutionalizing Best Practices
in Project Delivery
Presented by
Jerry Bauers, PE – Sebesta Blomberg
Lam Vu, PE – CFM (003C2B)
1
2. Definition
“Systematic process of assuring by
verification and documentation, from
the design phase to a minimum of one
year after construction, that all
building facility systems perform
interactively in accordance with the
design documentation and intent, and
in accordance with the owner’s
operational needs, including
preparation of operation personnel.”
2
3. Objectives
3
“…I guess…it is a little late to bring in
the commissioning agent!”
“…and you said that we did not need
commissioning???”
4. Objectives
* Understand Tasks/Deliverables/
Responsibilities
* Understand the Standard Documents – where
& what?
http://www.cfm.va.gov/TIL/
* Understand the Team Members,
Responsibilities and Individual Objectives
4
5. Objectives
* Best Practices for Collaborative
Commissioning
* Management Strategies for Oversight
* Responsibility of VA to Support and
Encourage Commissioning
5
6. Objectives
Deliver a Buildings and Building Systems
6
that Work
Deliver Operations Team to Sustain
Performance
7. Cx – Mandated Process
• Executive Order13423: Strengthening Federal
Environmental, Energy & Transportation Management
• Executive Order 13514: Federal Leadership in
Environment, Energy and Economic Performance
• VA Directive 0056 – VA Sustainable Building Program
• VA Sustainable Design & Energy Reduction Manual
• Memorandum of Understanding - Federal Leadership in
High Performance and Sustainable Buildings – Guiding
Principles for Fed Leadership in High Performance and
Sustainable Buildings
7
8. Value Propositions
• Reduce Total Ownership Costs
• Improve Energy & Water Efficiency
• Safe, Healthy & Productive Built
Environment
• Promote Sustainable Stewardship
8
9. Corollary Values
• Improved Operator Knowledge
• Upgraded Infrastructure
• Simplified Repair/Upgrade Process
• Energy Master Planning
9
10. Results – National Studies
NEW BUILDING COMMISSIONING
•First Cost Avoidance *
•13% Energy Savings *
•4.2 Year Payback on Investment *
*
Building Commissioning , A Golden Opportunity for Reducing Energy Costs and
Greenhouse Gas Emissions , Mills, Lawrence Berkley National Laboratories, 2009
10
11. Results – National Studies
NEW BUILDING COMMISSIONING
* First Cost Avoidance
Reduce change orders
Reduce Requests for Information (RFIs)
Proper system/component selection
Reduce contractor callbacks
* Building Commissioning , A Golden Opportunity for Reducing Energy Costs and Greenhouse
Gas Emissions , Mills, Lawrence Berkley National Laboratories, 2009
11
12. Design Phase Cx Values
Commissioning
Plan
Design Intent
Document
Design Reviews
Commissioning
Specification
Responsibility
• OPR/BOD (Performance)
• Cx Plan
• Cx Specification
• Construction Documents
Review
• Training Plan
Delivered Value
• Quality Enhancement
• Operations Perspective
• Accessibility/
Maintainability
• Commission-ability
• Best Practice
12
13. Commissioning Plan
Commissioning Plan: A document
that outlines the scope and defines
responsibilities, processes,
schedules, and the documentation
requirements of the Commissioning
Process
Management Tool
Commissioning Agent
VA PM
13
14. Commissioning Plan
Plan Evolves as a Management Tool
Reviewed at Each Cx Meeting
Sections that Change
Commissioning Team Contacts
Elapsed Time Schedule
Pre Functional/Functional Tests
Integrated Systems Tests
14
16. Commissioning Scheduling
Requirement Specified
1.13 A The Commissioning Agent will be
responsible for the overall management of the
commissioning process as well as coordinating
scheduling of commissioning tasks with the VA
and the Contractor.
1.15 B Scheduling: The Contractor will work
with the Commissioning Agent and the VA to
incorporate the commissioning activities into the
construction schedule.
More Later
16
17. Responsibility
• Submittal Review
• Cx Schedule
• Site Inspections
• Pre Functional Test
Support
Construction Phase Cx Values
Delivered Value
• Scheduling Support
(Turnover Activities)
• System Documentation
(History)
• Operational Inspection
(Installed Components)
• Early Issue Identification
/Resolution
17
18. Commissioning Team: Construction
Commissioning Team
Construction Phase
Paragraph 7.2 Commissioning Team
Agency/Professional/
Contractor
Description
VA RE Department of Veterans
Affairs Resident Engineer(s)
Technical Representative of
the VA Contracting Officer
responsible for project
delivery
VAMC VA Medical Center Facilities
Management and/or using
agency
Representatives of the local
VA Medical Center
responsible for Facilities
Operation & Maintenance,
Construction Coordination
and/or other VAMC
departments.
A/E Architect/Engineer Design
Team
Representatives of the A/E
Design Team responsible for
Construction Administration 18
19. Commissioning Team: Construction
Commissioning Team
Construction Phase
Agency/Professional/
Contractor
Description
CxA Commissioning Agent Representatives of the
independent 3rd Party
Commissioning Contractor
Contractor Prime Contractor Representatives of the Prime
Contractor responsible for
project construction.
SC Installing Sub-Contractors
and Service Providers, to
include but not necessarily
be limited to
Representatives of the 1st-
Tier subcontractors
responsible for installing
systems and equipment
TAB Test and Balance Agency Representatives of the Test
and Balance contractor
responsible for air and water
balance of HVAC systems
19
20. Commissioning Team: Construction
Commissioning Team
Construction Phase
Agency/Professional/
Contractor
Description
DDCC Direct Digital Control System
contractor
Representatives of the
Control System contractor
responsible for installing and
programming the Direct
Digital Control system
SpC Specialty Contractors Representatives of the ower
tier specialty contractors
responsible for installation
and programming of special
systems that interface with
the DDC system, HVAC
and/or Electrical systems.
This can include independent
3rd-Party Test Agencies (e.g.,
NETA Qualified Testing
Agents) 20
22. Commissioning Meetings
Kick Off Meeting
Controls Integration Meeting
Commissioning Team Meetings
22
23. Commissioning Meetings
Kick Off Meeting
1.Process, Goals & Objectives and Plan
2.Performance Objectives & Verification
Strategies
3.Documentation Requirements
23
24. Commissioning Meetings
Kick Off Meeting
4. Team Members
5.Communication Protocols
6.Project and Commissioning Schedules
7.Shop Drawing/Submittal Review
Process
24
28. Commissioning Scheduling Activities
Responsibility
• Submittal Review
• Cx Schedule
• Site Inspections
• Pre Functional Test
Support
Delivered Value
• Scheduling Support
(Turnover Activities)
• Sub Contractor Support
• Early Issue Identification
/Resolution
28
29. Commissioning Scheduling Activities
VALUES
Integrate Start Up Activities into Schedule
Influence Brick & Mortar Construction to
Support Infrastructure
Plan System Start Up Activities
Initiate Functional Testing as Early As
Possible
29
30. Commissioning Scheduling Activities
Commissioning Team Roles and Responsibilities
Construction Phase (Section 7.4)
Project
Phase/
Cx Task
Commissioning Team Member Responsibilities
VA RE
Commis
sioning
Agent
VAMC A/E Team Contractor
Duration
Schedule
for
Commissio
ning
Activities
Review
Duration
Schedule
and
Comment
as
Appropriate
Refine
Duration
Schedule
Review
Schedule
and
Comment
as
Appropriate
Review
Duration
Schedule and
Comment as
Appropriate
Review
Commissioning
Agent Duration
Schedule and
Comment as
Appropriate
Confirm &
Incorporate
Commissioning
Activities into
Project CPM
Schedule.
30
31. Commissioning Submittal Reviews
Submittals: Commissioned Systems
Purpose: Conformance with Performance Req’ts
Accessibility/Maintainability
Clarity (Prepare PFT/FPT/IST’s)
Timing: Coincident with A/E
Comments: Forward to A/E with Copy to VA PM
Additional
Distribution: Approved Submittals to CxA
31
32. Commissioning Site Observations
Visits Should
“identify issues early … to allow the Contractor to
devote sufficient time and resources to correct….”
Verify Pre Functional Checklist Completion
Provide Technical Support for Issue
Identification/Resolution to Construction Team
32
33. Commissioning Site Observations
Visits Should Not
Be perceived as Quality Control Activities
Replace Inspection and Demonstration Req’ts of
Contractors/Sub contractors
A/E Team
33
35. Pre Functional Testing
OBJECTIVE
Systems & Components Properly
Installed
Quality Control Processes Effectively
Implemented
Identify Issues for Early Resolution
Prepare for Functional Performance &
Integrated Systems Testing 35
36. Pre Functional Testing
Pre Functional Tests
Developed by CxA – Contractor Collaboration
Static Inspections
Equipment Start Up Testing/Documentation
36
37. Commissioning Collaboration
Control System Provider
Testing and Balancing Professional
Fire Alarm Contractor
General Contractor
– Overall Coordination
– Envelope Commissioning
37
38. Design/Construction Phase
Best Practices
Early & Consistent Involvement
Technical Support for Construction Team
Infrastructure Scheduling
Collaboration
38
39. Responsibility
• Performance
Testing
• Issue Resolution
• Training
• Documentation
Systems
Training
Contractor
Training
Functional
Testing
Final
Commissioning
Report
Deficiency
Correction
Acceptance Phase Cx Values
Delivered Value
•Systems that Work
•Operational Clarity
•Trained Operators
•Building Acceptance
•Documented History
39
40. Acceptance Phase Cx Values
Objectives
Achieve Performance Compliant with OPR
Establish System Operating Strategies
Support/Accountability for Performance
Systems Documentation for Future Ops
40
41. Acceptance Phase Cx Values
Best Practices
Identify Performance Issues Early
Technical Support for Resolution
Scheduling Support
Commissioning Schedule
Section XIII – Sample Cx Plan
Project
Phase
Task Duration Schedule Predecessors
Construction TAB Report
Review
2 weeks Comment log
issued 2 weeks
after receiving TAB
Report
Receive TAB
Report
Construction Review O & M
Manuals
3 weeks Comment log
issued 3 weeks
after receiving O&M
Manuals
Receive O&M
Manuals
41
42. Acceptance Phase Cx Team
Commissioning Team
Acceptance and Testing Phase
Designation Agency/Professional/Contractor
VA RE Department of Veterans Affairs Resident
Engineer(s)
VAMC VA Medical Center Facilities Management
and/or using agency
A/E Architect/Engineer Design Team
CxA Commissioning Agent
Contractor Prime Contractor
SC Installing Sub-Contractors and Service
Providers, to include but not necessarily be
limited to
TAB Test and Balance Agency
DDCC Direct Digital Control System contractor
SpC Specialty Contractors
42
43. Acceptance Phase Activities
Commissioning Team Task/Deliverables Description
Acceptance and Testing Phase (Section 8.2)
Project Phase/
Cx Task
Commissioning Deliverables
Functional
Performance &
Integrated
Systems Testing
Executed Functional Performance
Tests and support documentation.
Long Term Trend Data and Analysis
Prepare Systems
Manuals
Project Systems Manual
43
44. Acceptance Phase Activities
Commissioning Team Task/Deliverables Description
Acceptance and Testing Phase (Section 8.2)
Project Phase/
Cx Task
Commissioning Deliverables
Training Plan
Review
Compiled Training Plan
Individual Training Agendas
Training Attendance Sign In Sheets
Systems Training Systems Training Presentations
(electronic)
Final
Commissioning
Report
Final Commissioning Report
44
45. Acceptance Phase Scheduling
Commissioning Schedule
Section XIII – Sample Cx Plan
Project Phase Task Duration Schedule Predecessors
Construction TAB
Report
Review
2 weeks 2 weeks after
TAB Report
Receive TAB
Report
Construction Review O
& M
Manuals
3 weeks 3 weeks after
O&M Manuals
Receive O&M
Manuals
Construction Prepare
Systems
Manuals
8 weeks 8 weeks after
O&M Manuals
Receive O&M
Manuals
Construction Review
Training
Plans
3 weeks 3 weeks after
Training Plans
Receive Training
Plans
45
47. Acceptance Phase
Systems Functional Testing
Objective
Test a Complete System
Validate System Performance
Test Criteria
o Steady State
o Transitions
o Failure Conditions/Return to Normal
47
48. Acceptance Phase Pre Requisites
Functional Performance Testing
Pre Functional Checklists Complete
Third Party Testing Complete
Control Systems Fully Functional
TAB Complete
48
49. Acceptance Phase Pre Requisites
Integrated Systems Testing
Functional Performance Testing Complete
Long Term Trending Complete
Both EX fans
OFF
Decon
Isolation
Only EF 14A
ON
Both EF
14A, B ON
Only EF 14B
ON
49
50. Acceptance Phase Pre Requisites
Integrated Systems Testing
Mechanical Systems
IST: Integrated Operations FPT’s Complete &
Accepted – All Units
FPT’s Complete – Base
Utilities (Chilled Water,
Hot Water, etc.)
Testing: Impose State Changes – All Units
50
51. Acceptance Phase
Integrated Systems Testing
Objective
Test Building as a Complete System
Validate System Interactions
Test Criteria
o Steady State
o Transitions
o Failure Conditions/Return to Normal
51
52. Acceptance Phase
Integrated Systems Testing
Typical Integrated System Tests
Leaks at window
jamb trim
Building Envelope Air Leak Testing
Loss of Power Testing
Fire Alarm Testing
Long Term Trending – Environmental Control Systems
52
53. Acceptance Phase Pre Requisites
Training Activities
Training Agenda Approvals Complete
O&M Manuals Submitted and Approved
Systems or OMSI Manuals Submitted and
Approved
Operators Engaged in FPT Execution (Optional
– Recommended)
53
54. Acceptance Phase Training
Training Activities
Training Agenda
System Manuals
Systems Training
54
55. Acceptance Phase Training
Training Agenda
Training Modules Learning Objective &
Teaching Outline
Documentation Manuals
Emergencies Emergency Response
Operations Procedures Start up, Shut Down, etc.
Adjustments Setpoints, Timers, etc.
Troubleshooting
Maintenance PM’s
Repairs Repair Procedures,
Emergency Repairs, etc.
55
56. Acceptance Phase
Best Practices
Early & Consistent Involvement
Technical Support for Construction Team
Operator Involvement in Testing
Effective Training/Turnover Processes
56
57. Post Occupancy Phase Cx Values
Responsibility
• Deferred Testing
• Performance
Checkup
• Reinforce Training
• Warranty Support
10-Month
Check-up
Amend Final
Commissioning
Report
Deferred
Testing
Reinforce
Training
Delivered Value
•Performance
Confirmation
•Reinforced Training
•Issue Identification/
Resolution
•Warranty Support
57
58. Post Occupancy Phase Activities
Commissioning Team Task/Deliverables Description
Warranty Phase
Project Phase/ Cx Task Commissioning Deliverables
Deferred and/or
Seasonal Testing
Executed Functional Performance Test
and Support Documents
Commissioning Issues Log
Warranty Period Site
Visits (Up to 4)
Warranty Site Visit Reports
Post-Occupancy
Inspection
Post Occupancy Field Visit Report
Commissioning Issues Log
Warranty Issues Report
Systems Energy Review Report
Final Commissioning
Report Amendment
Final Report Amendment
58
59. Post Occupancy Phase
Best Practices
System Adjustments to Operating
Realities
Technical Support for Operations Team
Operator Involvement in Testing
Effective Training Reinforcement
59
