Phil Welker Commissioning

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Why LEED Commissioning?

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  • Phil Welker Commissioning

    1. 1. LEED TM Commissioning Presented by Phil Welker Portland Energy Conservation Inc.
    2. 2. Technology Must be Properly Applied to Provide Benefit - 06/03/09
    3. 3. Why Commission? <ul><li>Owners do not typically receive fully functional building systems </li></ul><ul><li>Owners face increasing numbers of performance problems </li></ul><ul><li>Buildings have more complex life safety, security, communication, and comfort control systems </li></ul><ul><li>Building systems are becoming increasingly specialized and integrated </li></ul>
    4. 4. Why Commission? <ul><li>Multiple trades and contracts are involved </li></ul><ul><li>Increasing costs (change orders, call backs) </li></ul><ul><li>Emphasis on cost cutting, low bid and first cost focus (fast tracking) </li></ul><ul><li>Conflicting loyalties and objectives </li></ul><ul><li>Design fees do not reflect reality </li></ul>
    5. 5. 1994 Study of 60 Commercial Buildings <ul><li>More than half suffered from control problems </li></ul><ul><li>40% had problems with HVAC equipment </li></ul><ul><li>one-third had HVAC sensors that were not operating properly </li></ul><ul><li>15% were missing specified equipment </li></ul><ul><li>1/4 had energy management systems, economizers, or variable speed drives that did not run properly </li></ul>
    6. 6. So, What is Commissioning? <ul><li>Commissioning is a quality assurance strategy. </li></ul><ul><li>It is a systematic process that extends through all phases of a construction, renovation, or retrofit project from concept through occupancy </li></ul><ul><li>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. </li></ul>
    7. 7. 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
    8. 8. LEED TM Intent <ul><li>Verify and ensure that fundamental building elements and systems are designed, installed, and calibrated to operate as intended </li></ul><ul><ul><li>Ensure that design intent is achieved </li></ul></ul><ul><ul><li>Ensure persistence of the design intent </li></ul></ul> - 06/03/09
    9. 9. Cx is NOT Standard Process <ul><li>Goes beyond normal practice </li></ul><ul><ul><li>Design intent & basis of design documentation </li></ul></ul><ul><ul><li>Selected design reviews </li></ul></ul><ul><ul><li>Comprehensive QA/QC requirements in specs </li></ul></ul><ul><ul><li>Strategic site visits </li></ul></ul><ul><ul><li>Prefunctional checks at or near start-up </li></ul></ul><ul><ul><li>Functional performance testing (interactive) </li></ul></ul><ul><ul><li>Team effort--cooperation, not blame </li></ul></ul><ul><ul><li>Comprehensive documentation </li></ul></ul><ul><ul><li>Enhanced O&M manuals and training </li></ul></ul><ul><li>Catches problems early (at least cost) </li></ul>
    10. 10. Typical Findings <ul><li>New EMS’s have improper or incomplete programming </li></ul><ul><li>Equipment and lighting schedules are not optimized </li></ul><ul><li>New equipment functions poorly or not at all </li></ul><ul><li>Equipment and instrumentation are not marked </li></ul>
    11. 11. Findings Cont. <ul><li>Air flow problems result in too much or too little ventilation </li></ul><ul><li>Building documentation is big on volume, small on content </li></ul><ul><li>Components and equipment are missing or incorrectly installed </li></ul>
    12. 12. Without Commissioning: <ul><li>Design documentation may be poor </li></ul><ul><li>Some installed systems won’t work properly </li></ul><ul><li>Some specified equipment or features won’t be installed at all </li></ul><ul><li>Documentation on some important equipment will be erroneous , missing, incomplete or unclear </li></ul><ul><li>Training will be less organized, not done as well, and some not done at all </li></ul>
    13. 13. Commissioning Results in: <ul><li>Improved designs </li></ul><ul><li>Smoother turnover (fewer call backs) </li></ul><ul><li>Tenant satisfaction (productivity) </li></ul><ul><li>Lower utility bills </li></ul><ul><li>Avoided O&M costs </li></ul><ul><li>Increased equipment reliability </li></ul><ul><li>Improved profit margin for owners $$$ </li></ul>
    14. 14. Prerequisite LEED TM Cx Requirements <ul><li>Engage a commissioning agent </li></ul><ul><li>Develop design intent and the basis of design documentation </li></ul><ul><li>Incorporate clear and complete commissioning requirements in the construction specifications or with an explicit change order </li></ul><ul><li>Develop and use a commissioning plan </li></ul><ul><li>Verify that the installation, functional performance, training, and documentation meet the goals of the project </li></ul><ul><li>Complete a final commissioning report </li></ul>
    15. 15. Additional Cx Point Requirements <ul><li>Conduct a focused design review prior to development of construction documents by a qualified third party other than a member of design team </li></ul><ul><li>Conduct a construction document review when close to completion by a qualified party other than the design team </li></ul><ul><li>Conduct a selective review of contractor submittals of the commissioned equipment </li></ul><ul><li>Develop a recommissioning management manual </li></ul><ul><li>Have a contract in place for a near-warranty end or post occupancy review </li></ul>
    16. 16. Design Phase Commissioning <ul><li>Erasing lines and changing words are generally easier than: </li></ul><ul><ul><li>Modifying machinery </li></ul></ul><ul><ul><li>Re-configuring welded assemblies </li></ul></ul><ul><ul><li>Re-routing sheet metal </li></ul></ul><ul><ul><li>Cutting concrete </li></ul></ul><ul><li>This may require spending a little more time in design </li></ul> - 06/03/09
    17. 17. Simpler May Be Better <ul><li>Complex systems may not achieve their design intent if misunderstood by the operating staff </li></ul> - 06/03/09 Shhhh, Zog! … Here come one now!
    18. 18. LEED TM Points with Strong Commissioning Interrelationships <ul><li>Envelope </li></ul><ul><li>Measurement and Verification </li></ul><ul><li>Indoor Air Quality </li></ul><ul><li>Credits that depend on machinery for success </li></ul><ul><ul><li>Storm water and waste water reclaim/reuse </li></ul></ul><ul><ul><li>On site green power </li></ul></ul> - 06/03/09
    19. 19. Non- LEED TM Issues that Need Commissioning Input <ul><li>Electrical Systems </li></ul><ul><li>Fire Alarm and Life Safety Systems </li></ul><ul><li>Lighting Control Systems </li></ul><ul><li>Emergency Power Systems </li></ul><ul><li>Plumbing Systems </li></ul> - 06/03/09
    20. 20. Commissioning vs. LEED TM Coordination <ul><li>The commissioning agent is not necessarily the LEED Coordinator </li></ul><ul><ul><li>Many LEED credits are achieved via: </li></ul></ul><ul><ul><ul><li>Passive building elements </li></ul></ul></ul><ul><ul><ul><li>Materials selection </li></ul></ul></ul><ul><ul><ul><li>Documentation of process </li></ul></ul></ul> - 06/03/09
    21. 21. What Does This All Cost? <ul><li>General rules: </li></ul><ul><ul><li>Design Phase </li></ul></ul><ul><ul><ul><li>.1-.3% of the total construction cost </li></ul></ul></ul><ul><ul><li>Construction Phase </li></ul></ul><ul><ul><ul><li>HVAC and controls - 2.0% to 3.0% of total mechanical cost </li></ul></ul></ul><ul><ul><ul><li>Electrical system - 1.0% to 2.0% of total electrical cost </li></ul></ul></ul><ul><ul><ul><li>HVAC, controls and electrical - 0.5% to 1.5% of total construction cost </li></ul></ul></ul> - 06/03/09 - 06/03/09
    22. 22. Rule Breakers <ul><li>Duration of construction </li></ul><ul><li>Project meeting requirements </li></ul><ul><li>Site inspection and testing requirements </li></ul><ul><li>System complexity </li></ul><ul><li>Commissioning Agent vs. LEED Coordinator Issues </li></ul> - 06/03/09 - 06/03/09
    23. 23. 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
    24. 24. How Do We Pay for Cx? <ul><li>Cx reduces first year operation costs and contractor callbacks </li></ul><ul><li>Cx is a shifted cost, not an additional cost </li></ul>
    25. 25. Creative Handling of Costs <ul><li>Use in-house staff for review </li></ul><ul><li>Use operations staff for construction observation </li></ul><ul><li>Involve the operations staff with the systems manual development </li></ul><ul><li>Budget for post occupancy items out of operating funds </li></ul> - 06/03/09
    26. 26. LEED TM Cx Costs <ul><li>Currently ½ of the registered projects are under 60,000 Ft. 2 </li></ul><ul><li>Perception that for smaller LEED TM projects, the commissioning process is expensive-is it? </li></ul>
    27. 27. LEED TM Cx Costs
    28. 28. LEED TM Cx Costs-What Could be Driving Them Higher? <ul><li>Prerequisite and or Additional Point requirements that may not be part of a non-LEED Cx process: </li></ul><ul><li>Development of new documentation formats for LEED TM submittals </li></ul><ul><li>Recommissioning manual </li></ul><ul><ul><ul><li>End of warranty review etc </li></ul></ul></ul><ul><li>Complexity of LEED TM projects – New technologies, Design intent documentation, design reviews, Cx specifications, development of component and system functional tests, etc </li></ul>
    29. 29. LEED TM Cx Costs-What Could be Driving Them Higher? -Cont. <ul><li>Timeframe for beginning Cx - delays in starting process </li></ul><ul><li>LEED TM team members may have never been involved with a Cx process </li></ul><ul><li>Cx Responsibilities - Independent Third Party, Owner, Designer, Contractor </li></ul><ul><li>LEED TM coordination and point interpretation </li></ul>
    30. 30. LEED TM Cx Costs Reduction Strategies <ul><li>Clearly define LEED TM goals/points as early as possible </li></ul><ul><li>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 </li></ul><ul><li>Understand the value an experienced Cx provider could bring to your project – outside perspective, operational expertise, system integration </li></ul>
    31. 31. LEED TM Cx Costs Reduction Strategies - Cont. <ul><li>Define the scope of commissioning and then develop clear solicitations for Cx services if looking to hire a commissioning provider </li></ul><ul><li>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 </li></ul>
    32. 32. LEED TM Cx Costs Reduction Strategies - Cont. <ul><li>Start planning Cx early in the project-even if the the Cx “extra” point requirements are not being sought-change orders are expensive </li></ul><ul><li>Ensure adequate budget for an appropriate commissioning process </li></ul>
    33. 33. The Future of LEED TM and Commissioning <ul><li>Continual education about the value of a high quality commissioning process </li></ul><ul><li>Case studies on process and documentation examples will help those who are new to Cx </li></ul><ul><li>Proper planning, execution, and documentation of the LEED TM requirements will improve process and reduce costs on subsequent projects </li></ul>

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