Phil Welker Commissioning

LACC Sustainable Conference

LEEDTM Commissioning

Presented by Phil Welker

Portland Energy Conservation Inc.


Technology Must be Properly

Applied to Provide Benefit

2 - 06/05/08


• 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?


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


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


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.


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


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)


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


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


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


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 $$$


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


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


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


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


How Do We Pay for Cx?

• Cx reduces first year operation costs and contractor callbacks

• Cx is a shifted cost, not an additional cost


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?


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


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


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


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


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


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


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

Business

Phil Welker Commissioning