Measure???pminacconference.com/wp-content/uploads/2018/06/David-Green-How... · Our philosophy is...

How Can You Manage, What You Don’t Measure???

Presented by David Green

Managing Director CDML

“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018

David Green, C.Eng BCxP MASHRAE MCIBSE Managing Director CDMLManaging Director CDML Converge

Years of experience: 33+Achievements:• Successfully delivered the World’s largest fully automated air cargo handling facility.• Successfully delivered the World ‘s largest newspaper printing press for News International Ltd.• Successfully delivered numerous projects across Canada.• Successfully delivered Rogers Place in Edmonton, AB.

Expertise:• Building Services Engineering, Building Commissioning, Commissioning Management, Business Ownership

CDML – David Green“It takes years to build a reputation and only one badly performing building to ruin it. CDML are here to help you maintain that reputation.”

Digital Services:o O & M Manualso Dynamic Video Trainingo Technical Authoring

Commissioning:o New Constructiono Existing Buildings

CDML - Services

Our philosophy is to achieve the highest standards of commissioning management, technical expertise and digital handover solutions and to continually improve these services for our clients.

CDML - Disrupters

“Management by objective works -if you know the objectives. Ninetypercent of the time you don’t”Peter F. Drucker The Process of Management 1954

Quote of The Day

Buildings – The Big Picture

Global CO2 Emissions by Sector

#1. Buildings (Commercial and Residential)

#2. Transportation

#3. Industry

Data Source: Energy Information Association Monthly Energy Review April 2017

Data Source: Energy Efficiency in Buildings, transforming the market, WBCSD April 2009

Carbon Emissions from Buildings

Up to 50% of energy used in a building is wasted due to inefficient power, lighting and HVAC infrastructure

Wastage!!!!

Poor Construction Quality Wastes Energy

Quality Construction?

More Haste Less Speed

PICKTWO

Commissioning

ProjectManagement

Quality SiteSupervision

Construction Team wants

it here

Most Clientswant it here

Efficiency Value

Quality

OptimizedProject

The Construction Status Quo

Overall Projects Completed in 2015

Delivered Late, 60%

Delivered on Time or

Better, 40%

The Reality of Construction

Effect of Delay in Construction Projects

Effects of

Over time

Mediation

Lawsuits

CanceledLitigation

Cost Overrun

Disputes

AND ALSO…..

Overall Building Performance

MeasureMeasure how an asset or portfolio is performing.

AnalyzeDerive

actionable

intelligence

ImplementImplement

based on intelligence,

manage solutions.

Typical Delays That Affect Overall Building Performance

Delay Cause Responsible Party Mitigation

Design Document Errors/Changes

Design Team Third Party Review of Documents

Scope Changes Client/Developer/Owner Owners requirements document

Procurement Owner/Design Team/Contractor Non-ambiguous contract documentation

Complexity/Scheduling Owner/Design Team/Contractor Scheduling/Planning/Testing/ Verification

Handover/Closeout Contractor/Owner Digital Documentation

Improve Project Completion

The American Society of Heating,Refrigeration and Air-Conditioning Engineers(ASHRAE) Guideline 202-2013:

Commissioning Process for Buildings andSystems, defines commissioning as a “Qualityfocused process for achieving, verifying anddocumenting that the performance offacilities, systems and assemblies meetsdefined objectives and criteria”.

Commissioning is multi discipline and can beconsidered a bridge between the design anddelivery of a project. The more complex andinterconnect the systems or building thegreater the need for commissioning.

Commissioning Definition

Typical Delays That Affect Overall Building Performance

Delay Cause Responsible Party Mitigation

Design Document Errors/Changes

Design Team Third Party Cx Review of Documents

Scope Changes Client/Developer/Owner Defined Owners requirements document

Procurement Owner/Design Team/Contractor

Non-ambiguous contract documentation

Complexity/Scheduling Owner/Design Team/Contractor

Scheduling/Planning/Testing/ Verification

Handover/Closeout Contractor/Owner Digital Documentation

BUILDINGCOMMISSIONING

Design/Document Errors

GET IT RIGHT FIRST TIME

Commissionability Review Issue #1The RA/EA VAV Box Issue

ORIGINAL

RA/EA VAV Box drawn with incorrect airflow direction

REVISED & REISSUED

RA/EA VAV Box redrawn with correct airflow direction at zero cost to the client

Client Avoids $500,000Change Notice

The Reality of Construction

The Commissioning & Close-Out ScheduleIt’s all about the detail

Commissioning – The Testing Sequence

Generally Contractor Testing Activities, and CxA Verifications proceed from the lower to the higher levels of complexity as follows:

o Static tests (such as duct leakage, Pipework pressure testing)

o Completion of construction check sheetso Start-upo Control point to point checkso Balancingo Completion of start-up check sheetso Systems functional test procedureso Intersystem functional test procedureso Integrated Building Testso Seasonal Performance Testing

Why is the Construction Sequence of Work So Important??

CHW AND HHW SYSTEM

AVAILABLE FOR TAB (SEE

SEPARATE NETWORK)

AHU AVAILABLE FOR

INTEGRATED

BUILDING TESTING

CONTROLS START-

UP AND PRE-

COMMISSIONING

POWER ON

MANUFACTURERS

START-UP

SET AHU TO WORK

AND COMMISSION

CONTROL LOOPS

CONSTRUCTION

COMPLETE

INSTALLATION

COMPLETE

ELECTRICAL

INSTALLATION

COMPLETE

ISSUE DOCUMENTATION

AND CLEARANCE OF

DEFICIENCIES

MECHANICAL

INSTALLATION AND

DUCT PRESSURE

TEST COMPLETE

ASSOCIATED VAV-

CAV NETWORKS

AVAILABLE

(IF APPLICABLE)

ISSUE DOCUMENTATION

AND CLEARANCE OF

DEFICIENCIES

SYSTEM VERIFICATION

GRAPHICS AND FIELD

BAS NETWORKS

COMPLETE

ISSUE DOCUMENTATION

AND CLEARANCE OF

DEFICIENCIES

HHW TAB COMPLETE

(SEE SEPARATE

NETWORKS)

HHW TAB COMPLETE

(SEE SEPARATE

NETWORKS)

CHW AVAILABLE (SEE

SEPARATE NETWORKS)

CHW AVAILABLE

(SEE SEPARATE

NETWORKS)

FINALISE CONTROLS

OPERATION AND SET

POINTS

ALL BALANCING

DAMPERS

CONFIRMED OPEN

FIRE ALARM

INTERFACE

TESTED AND

AVAILABLE

CONTRACTORS CONSTRUCTION PHASE

CONTRACTORS TESTING AFTER DUST FREE DATE

VERIFICATION of CONTRACTOR TESTING

Input from

Networks

Mechanical

Contractor

Controls

Contractor

Electrical

Systems

Contractor CM / GC

Commission

Activity Complete

as Indicated

LEGEND

Hold Point

Miscellaneous

CxABUILDING

ENVELOPE AND

ARCHITECTURAL

FINISHES COMPLETE

ISSUE DOCUMENTATION

AND CLEARANCE OF

DEFICIENCIES

ISSUE COMPLETED

INSTALLATION CHECK

SHEETS

AREA SERVED IS DUST

FREE AND SUITABLE

FOR AHU OPERATION

SET UNIT TO

OPERATE

VAV-CAV-EAV

CONTROLLERS

AVAILABLE (SEE

SEPARATE NETWORK)

ISSUE DOCUMENTATION

AND CLEARANCE OF

DEFICIENCIES

CONTRACTORS TESTING PRIOR TO DUST FREE

TYPICAL AIR HANDLING UNIT COMMISSIONING PROCESS DIAGRAM

The Usual Approach to Scheduling

• Is overly ambitious• Is uncoordinated with Installation

Schedule• Risks destroying previous efforts• Risks offering poor installation quality• Risks project overrun• Is detrimental to building operational

performance

The Usual Approach to Scheduling Building Commissioning

Commissioning – The Devil is in the Detail

The Overall Commissioning Schedule

• Co-ordinated with the overall construction schedule

• Prepared as early as possible

• Used for monitoring & reporting commissioning progress and ultimately progress payment.

Final Thought on Scheduling

Project Handover - The Current Situation

Why Not Go Fully Digital????

Into the 21st Century

Closing Remarks

Construction Needs a Paradigm Shift

Owners are Looking for Change

• Too many claims at the end of the project• Too many change orders• Contract documents not well coordinated• Poor Scheduling• Dissatisfaction with project outcomes

o M & E systems inefficiento Lowest bid vs desired outcomeo Lack of cohesion within team

“the surgery was a success but the patient still died!!!”

Is That ChangeCommissioning Management?

Commissioning Management ensures a planned, programmed, auditable and structured approach to the commissioning process is carried out to the highest standards… It makes sure your systems and building works from Day One.

Commissioning High Performance Buildings

Efficient HVAC Equipment & Controls

• Functional testing• Direct observation(e.g. schedules, thermal overlap of systems, time schedules etc.• Equipment oversizing

Efficient Windows, Insulation & Other Envelope Components

• Verify Materials & Installation matches design intent

• Design & application to ensure avoidance of moisture and thermal comfort problems

Design/Construction/Startup• Develop & adhere to OPR• Submittal Reviews• Equipment Sizing, thermal

distribution, system optimization• Scheduling• Construction Observation• Training

Sensors for Control• Calibration/Accuracy• Correct Placement• Proper alignment with BAS/EMS

Efficient Lighting Equipment & Controls

• Verify installed equipment is as per OPR/BoD

• Controls, sensors, algorithms are functioning correctly

• Light level is appropriate for task

Metering: Energy Management System: Metering System

• Correct and Optimal application of tools

• Test & Verify that systems display and match

• Trending and benchmarking of information

• Use of third party software for analysis and optimization of building operation

Geothermal Systems • Accurate hydronic balancing• Functional testing• May require operation through 4

seasons to optimize output

Building Performance Over Life Cycle

Building Performance

Design - Specify Construction - Verify Operate - Perform

High Performance Building

Average or Code Compliant Building

Building Persistence through constant measurement, analysis & adjustment

A building that is NOT commissioned will COST an extra 8-20% in operating cost over its life cycle

Source: The Lawrence Berkeley National Laboratory and The Green Building Compendium by The Earth Day Coalition

The Consequence of NOT Commissioning

“Management by objective works -if you know the objectives. Ninetypercent of the time you don’t”Peter F. Drucker The Process of Management 1954

Let’s Revisit Our Quote of The Day

Warranty Information

Digital Manuals

We Could Learn a Lot From The Car Industry

Source:EnergyStar and the EPAThe U.S. Department of EnergyNatural Research Council CanadaResearchers Nelson and MacArthur calculate the savingsUniversity of Alberta Dr Andre Plourde

6 to 10% increase in cost for each 1°C decrease in temperature

4 to 7% increase in cost for each 1°C increase in temperature

Increase Your Carbon Tax??

Commissioning - The Cost Benefit Analysis

David Green

dgreen@cdml.ca

Any Questions???

Measure???pminacconference.com/wp-content/uploads/2018/06/David-Green-How... · Our philosophy is...

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