Phil Welker Commissioning

LACC Sustainable Conference

LEEDTM Commissioning

Presented by Phil Welker

Portland Energy Conservation Inc.

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Technology Must be Properly

Applied to Provide Benefit

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• 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?

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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

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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

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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.

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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

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LEEDTM 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

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Cx is NOT Standard Process• Goes beyond normal practice

Design intent & basis of design documentationSelected design reviewsComprehensive QA/QC requirements in specsStrategic site visitsPrefunctional checks at or near start-upFunctional performance testing (interactive)Team effort--cooperation, not blameComprehensive documentationEnhanced O&M manuals and training

• Catches problems early (at least cost)

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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

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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

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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

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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 $$$

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Prerequisite LEEDTM 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

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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

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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

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Simpler May Be Better

Complex systems may not achieve

their design intent if misunderstood by the operating

staff

Shhhh, Zog! … Here come one now!17 - 06/05/08

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LEEDTM 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

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Non- LEEDTM Issues that Need Commissioning Input

• Electrical Systems

• Fire Alarm and Life Safety Systems

• Lighting Control Systems

• Emergency Power Systems

• Plumbing Systems

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Commissioning vs. LEEDTM Coordination

The commissioning agent is not necessarily the LEED Coordinator

Many LEED credits are achieved via:

Passive building elements

Materials selection

Documentation of process

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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

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Rule Breakers

• Duration of construction

• Project meeting requirements

• Site inspection and testing requirements

• System complexity

• Commissioning Agent vs. LEED Coordinator Issues

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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)

Co

mm

issi

on

ing

Co

st (

$/sf

)

Simple

Moderate

Complex

Specialty

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How Do We Pay for Cx?

• Cx reduces first year operation costs and contractor callbacks

• Cx is a shifted cost, not an additional cost

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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

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LEEDTM Cx Costs

• Currently ½ of the registered projects are under 60,000 Ft.2

• Perception that for smaller LEEDTM projects, the commissioning process is expensive-is it?

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LEEDTM Cx Costs

Building

Total Sq.Ft. (in thousands)

Cx Cost/ Sq.Ft.

Office, showroom 10-20 $ .32 Elementary School 40-50 $ .37 Office 50-60 $ .58 Gallery, meeting rooms 50-60 $ 1.00 Restaurant 20-30 $ 1.30 Office 30-40 $ 1.35 Restaurant, office 1-10 $ 1.78 Dormitory, classrooms, dining hall 30-40 $ 1.95 Office 10-20 $ 2.00 Municipal facility 10-20 $ 2.25 Visitor center, laboratory, exhibition space

50-60 $ 3.19

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LEEDTM 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 LEEDTM submittals

Recommissioning manualEnd of warranty review etc

• Complexity of LEEDTM projects – New technologies, Design intent documentation, design reviews, Cx specifications, development of component and system functional tests, etc

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LEEDTM Cx Costs-What Could be Driving Them Higher? -Cont.

• Timeframe for beginning Cx - delays in starting process

• LEEDTM team members may have never been involved with a Cx process

• Cx Responsibilities - Independent Third Party, Owner, Designer, Contractor

• LEEDTM coordination and point interpretation

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LEEDTM Cx Costs Reduction Strategies

• Clearly define LEEDTM 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

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LEEDTM 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

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LEEDTM 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

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The Future of LEEDTM 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 LEEDTM requirements will improve process and reduce costs on subsequent projects