the Basic Commissioning (Cx) Process

Presentation on theme: "the Basic Commissioning (Cx) Process"— Presentation transcript:

1 the Basic Commissioning (Cx) Process
Understanding the Basic Commissioning (Cx) Process

2 What is Building Commissioning?
ASHRAE Guideline Building Commissioning is a quality-oriented, systematic process for achieving, verifying and documenting that the performance of facility systems and assemblies meets Owner-defined objectives and criteria. This process begins at project inception during the pre-design phase and continues for the life of the facility through the Occupancy and Operations Phases.

3 Don’t I already pay for that?
Design Professional Agreement doesn’t allow for “third set of eyes” from Cx doesn’t allow for quality control beyond field observations Construction Contract Cx requirements not specified doesn’t require formal Cx program doesn’t include performance criteria doesn’t include witnessed tests not a condition for final acceptance

4 Why do I need it? Verification of Owner’s Intent Complexity of Systems
health, safety, indoor environmental quality security controls energy conservation integrated systems complexities comfort control

5 Commissioning Is Needed Because…..
Owner Satisfaction is Down 50% of Buildings Suffer Control Problems 40% Suffer HVAC Problems 85% of Claims Involve HVAC Systems 15% Have Missing Equipment…. Owner’s Are Requesting Help!

6 Missing Equipment?…..

7 Building Commissioning Improves...
Comfort Air quality Occupant productivity Equipment life Maintainability Facility staff preparedness Energy performance

8 What Commissioning Achieves
Energy Savings of 20 to 50 Percent Maintenance Savings of 15 to 35 Percent Reduction of Claims 2 to 10 Percent Reduction of Trouble Shooting Costs Source: Building Owners and Managers Association (BOMA) cost data for Office Buildings.

9 Approaches New Construction Existing Buildings
pre-design through occupancy Existing Buildings Retro-Commissioning In existing, un-commissioned buildings Re-Commissioning In previously commissioned buildings

10 Commissioning…. Sets clear measurable goals for everyone
Verifies goals are being met throughout the design and construction phases Establishes accountability Changes the way people perform Allows designers and contractors to measure success as well as deficiency

11 Commissioning also... Identifies issues & corrects deficiencies
Design errors Failed equipment Improper installation Poorly tuned controls/improper sequences

12 Commissioning Establishes...
Quality Process Prevents problems Designers focus on Owner needs correct design issues early in design improves specifications & design documents reduces RFI’s & change orders Example: Patient Rm. air change rate

13 Additional Cx Benefits...
Contractors focus on quality work improves submittal process timely delivery of O&M materials catch errors at the start of installation test finished work to verify operability creates team atmosphere and accountability Example: Contractor waiting up to 9 months for response to RFI’s!!!

14 The Commissioning Process
New Construction

15 The Commissioning Process
The Cx process involves steps that are integrated into every phase of the project: Pre-Design Design Construction Acceptance Warranty Commissioning is NOT just testing at the end nor is it providing CM services.

16 The Commissioning Process Pre-Design Phase
Select Commissioning Authority (CxA) Person selected by Owner to lead, plan, schedule and coordinate the Cx Process Document Owner’s Project Requirements Develop Scope for Commissioning Create Commissioning Plan

17 The Commissioning Process Design Phase
Document Basis of Design Refine Scope of Commissioning Perform Design Review (sampling) Update Commissioning Plan Include Cx Requirements in Specifications Functional program space & equipment requirements Technical program system selection criteria, utility considerations scope selection early FPT = functional performance test detour review by CA is for functional issues, not coordination, different design approaches (except when design won’t work)

18 The Commissioning Process Construction Phase
Update Commissioning Plan & Schedule Submittals and O&M Manuals (2 month) Review Control Sequences Write Checklists, Functional Test Procedures Document Construction Observation Static testing (pipe, duct, electrical grounding) Component checklists Document changes

19 The Commissioning Process Acceptance Phase
Observation of System Start-up Building Automation Testing (point to point) Functional Performance Testing (FPT is to prove that the system will produce the effect in accordance with the OPR) Testing of individual components (sampling) then respective systems Testing & Balancing Review (sampling) Documentation of deficiencies found during FPT Deficiency correction and re-testing Seasonal & Off-Seasonal Testing

20 The Commissioning Process Acceptance Phase
Verify As-Built Documentation Compile Final TAB Reports Compile Final O&M Manuals Training of O&M Personnel Final Commissioning Report

21 The Commissioning Process Warranty Phase
Assist with Maintenance management program Adjust for occupancy/warranty period Off-season tests Lessons-learned meeting Periodic re-commissioning

22 Typical Systems/Equipment to be Commissioned
Scope of work is usually determined by the Owner; however, the following systems/equipment are typically included: Mechanical Systems HVAC (Heating, Air Conditioning, Ventilation, Ducting & Accessories) Piping Systems (Pipe, Valves, instrumentation, etc.) Plumbing (Piping and Fixtures) DDC Controls (Software programming and Hardware) Electrical Systems Switchgear/Transformers/Generators Grounding/Bonding Circuiting Lighting and lighting control Specialty Systems Security Systems, Fire Alarm, Acoustical Voice/Data Systems Building Envelope

23 Why is Commissioning Needed?

24 Typical Project Team Configuration
Up to the Mid 1970’s Mech Engineer Elec. Engineer Architect General Contractor Elec. Contractor Mech. Contractor

25 Typical Project Team Configuration
After the Mid 1970’s Mech Engineer Elec. Engineer Architect General Contractor Data/Security/Misc. Gaps between disciplines resulting in: Poor coordination Lost details Costly change orders Delays in schedule Fire Alarm Fire Protection Controls Contractor Elec. Contractor Mech. Contractor

26 “..yeah, they’re substantially complete, but…

27 New Project Team Configuration
with Commissioning Commissioning helps fill the fills gaps in coordination Commissioning encompasses “All”

28 Examples of Why Cx is Needed
Bldg. Envelope Issues Moisture intrusion leads to….

29 MOLD!!! Is it worth the risk?

30 Examples of Why Cx is Needed
Mechanical Coordination Issues – how much damage can a nail do? No protective cover for PVC CWS piping …floods two occupied floors below!

31 Costs of Commissioning
Estimated Commissioning Authority Costs to Owner for Construction and Occupancy / Operation Phases Commissioned Systems Total Commissioning Cost HVAC and Controlsa to 3.0% of mechanical Electrical Systemb to 2.0% of electrical HVAC, Controls and Light Electrical to 1.5% of construction aSource: Wilkinson, R. (2000) Establishing Commissioning Fees, ASHRAE Journal 42 (4):41-47 bSource: PECI The National Conference on Building Commissioning Proceedings, Portland Energy Conservation Inc. OR. Printed in New Building Commissioning, 2003 ASHRAE Applications Handbook, 42.10 These figures provide a guide for budgeting and planning purposes. Actual estimates should be made prior to publishing bid documents. Commissioning costs presented in terms of percent of construction costs account for variation in complexity of building systems.

32 Can Cx help me save $? Case Study – home heating/cooling What is this?
Cost? $$$$

33 Case Study – RCx of home HVAC system
Establish the OPR Eliminate hot/cold spots throughout home (10 degree F diff.) Eliminate noisy registers Save $ on monthly bills HVAC Calculations performed – confirms adequate HVAC system capacity Air balance of existing conditions documented. Changed filters (increase cfm) Purchased sheetmetal balancing dampers, drawbands, digital thermostats Replace existing branch duct collars w/o dampers with collar & damper Re-balance air distrubution system per HVAC calculations Here’s the installation process…..

34 Case Study – home heating/cooling
Installed Balancing Damper

35 Case Study – home heating/cooling
Notice position of damper Duct closest to HVAC unit Cost of digital thermostat: $75

36 Case Study – home heating/cooling
RESULTS….. Even distribution of air & temperatures throughout home (before / after – bed room above garage temp’s satisfied) Eliminated noise from registers Energy savings of $100/month! SUCCESSFUL RETRO-COMMISSIONING PROJECT!

37 Questions?

38 The Commissioning Process
Pre-Design Phase Design Phase Post Bid Award Phase Construction Phase Acceptance Phase Commissioning Functional Performance Phase Warranty Phase Post Acceptance Phase Operation & Maintenance Training

39 The Commissioning Process
Pre-Design Phase Design Phase Pre-Design Phase Develop Commissioning Team Document Owner’s Project Requirements (OPR)

40 The Commissioning Process
Program Phase Design Phase Design Phase Develop Commissioning Schedule Develop Commissioning Specification Plan Review Comments

41 The Commissioning Process
Design Phase Post Bid Award Phase (Early Construction) Construction Phase Post-Award Phase Commissioning Plan, expanded to be job specific Submittal Review Develop a Cx Schedule (by entire construction team) Set up Deficiency Reporting Procedures

42 The Commissioning Process
Design Phase Post Bid Award Phase Construction Phase Construction Phase Coordination Documentation Installation Observation Static Testing; DALT, Piping Pressure Tests, Ground Tests Document Changes

43 The Commissioning Process
Design Phase Post Bid Award Phase Construction Phase Construction Phase Start Up Observation and Inspection Building Automation Testing: Point to Point Verification Testing Adjusting and Balancing Review

44 The Commissioning Process
Design Phase Post Bid Award Phase Construction Phase Construction Phase Deficiency Reporting As Built Documents O&M Manuals TAB Reports

45 The Commissioning Process
Construction Phase Acceptance Phase Acceptance Phase Point to Point Testing TAB Accuracy Verification Control System Function Intersystem Functions

46 The Commissioning Process
Construction Phase Acceptance Phase Acceptance Phase Deficiency Reporting and Corrections Verification Report Final Test Reports Final Deficiency List Certificate of Readiness to Begin Functional Testing

47 The Commissioning Process
Acceptance Phase Functional Performance Phase Warranty Phase Functional Performance Phase The ability of the system to produce the effect in accordance with the final design intent. The Functional Performance Tests are the heart of the Commissioning process, but they are also the most difficult and time consuming.

48 The Commissioning Process
Acceptance Phase Functional Performance Phase Warranty Phase Warranty Phase Off Season Functional Performance Testing Review with Owner’s Maintenance Staff Documentation of 10 Month Operations

49 The Commissioning Process
Acceptance Phase Functional Performance Phase Warranty Phase Post Acceptance Phase Post Acceptance Phase Final Commissioning Report Prepare Re-commissioning Plan

50 The Commissioning Process
Operation & Maintenance Training Operation & Maintenance Training Done throughout the entire Commissioning Process Integrated and Coordinated with the Contractor’s Specified Training Requirements. Work with Maintenance Personnel to Develop Maintenance Programs