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Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Introduction to Commissioning and Retro-Commissioning
Presented By:
Michael W. Hardy, PE, LEED® AP, CCP
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Key Learning Points
• Basics of Commissioning Process
• Lessons Learned
• Commissioning Saves Money!
• Retro-Commissioning Is Low Hanging Fruit!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Agenda• Definitions
• Commissioning (Cx)Process
• Lessons Learned
• Cx Cost and Benefits
• Retro-Cx Process
• Retro-Cx Cost and Benefits
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Confusion
• What is “Commissioning”?
• Am I Paying Twice?
• Re-, Retro-, Continuous-…?
• How does “Commissioning” Work?
• Who provides “Commissioning”?
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Overcoming Confusion• Understand the Basics
• Detailed Planning
• Clear Terminology
• Process Definition
• Document Value
• Promote Success
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Definitions• Commissioning (Cx)
• Commissioning Authority (CxA)
• Commissioning Team
• Owner’s Project Requirements (OPR)
• Basis of Design (BOD)
• Commissioning Plan
• Commissioning Specifications
• Commissioned Systems
• Re-Commissioning
• Retro-Commissioning (RCx)
• Continuous Commissioning®
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning (Cx)• A systematic process to ensure building
systems perform according to the Owner's Project Requirements.
• A collaborative team effort and that begins in the pre-design phase and continues through the post- occupancy phase.
• A systematic process that enhances quality control and adds value through optimized building performance.
• ASHRAE Guideline 0-2005
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Authority (CxA)A person (or firm) responsible for executing commissioning services
– Leads the Commissioning effort
– Extension of owner resources
– Verifying achievement of the Owner’s Project Requirements is primary role
– Potential Providers:• Independent third-party • A/E firm• General contractor• Key sub-contractor• Owner's in-house personnel
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Team
A body of subject matter experts who, through coordinated actions, are responsible for carrying out the Commissioning Process.
Typical members:– Owner– CxA– Design Team– General Contractor– Key Sub-Contractors– Specialty Consultants
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Owner’s Project Requirements (OPR)
– Design Intent Document
– Document written by Owner and Cx Authority
– Details Owner’s expectations and goals for how the building will operate
– Typically includes:• Project goals• Performance criteria• Equipment and system preferences• Cost considerations• Benchmarks• Measures for success
– Basis of Commissioning effort
– Living document!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Basis of Design (BOD)
– Produced by the design team
– Design team response to the OPR
– Documents concepts, calculations, and equipment selection
– ASHRAE Guideline 1.1-2007
– Technical document
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Plan
– Prepared by CxA– Detailed planning document– Organization of the Cx Team– Assigns member responsibilities– Schedule of Cx events– Allocation of Cx resources– Defines Cx documentation– Living document!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Specifications– Design team responsibility– Developed in collaboration with CxA
– Reviewed and approved by CxA– Part of the contract documents– Defines the Cx Team responsibilities– Defines Cx support activities– Clearly define owner training
requirements!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Re-Commissioning• Existing buildings that were
originally commissioned• Periodic recurring event• Reapplies original commissioning
process• Maintains optimal facility
performance• Maintains compliance with
original OPR• Readjusts operating parameters
to current occupancy and update OPR
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Retro-Commissioning (RCx)– Existing buildings that have never been
commissioned
– Multi-phase process (investigation and implementation)
– Retro-Commissioning Plan directs activities
– Addresses facility operational problems
– Includes a review of original design intent
– Identifies changes in building use and occupancy
– Significant energy savings
– Low hanging fruit!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Continuous Commissioning®
– On-going commissioning
– Continuous or on-going measurement of building performance
– Scheduled Re-commissioning of the building
– Typically implemented after Cx, RCx, or Re-Commissioning
– Ensures continued optimal performance
CommissioningCommissioning
Commissioning for Sustained Building PerformanceSeptember 29, 2011
MarriottBirmingham, AL
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Process• Establish OPR• Establish BOD• Develop Cx Plan• Develop Cx Specs• Peer Review(s)• Submittal Review• Commissioning Issues Log• Pre-Functional Checklists• Functional Performance Testing• Review Maintenance Manuals• Operator Training• Commissioning Report• Seasonal Testing• Warranty Inspections• Continuous Commissioning
Commissioning Process
Project Implementation
PLANNING DESIGN CONSTRUCTION PRE-OCCUPANCY POST-OCCUPANCY
Owners Project Requirements
O&M Review CxReport
Pre-Functional Testing
Construction Checklists
Submittal Review
Basis of DesignReview
SpecReview
Initial Design Document
Review
OwnerTraining
SeasonalTesting
WarrantyReview
Start-up
Functional TestingCommissioning
Kick-off Meeting
Final Design Document
ReviewCommissioning
Kick-off Meeting
Commissioning Plan
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Source: Evan Mills, LBNL, 7/21/2009
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Establish Cx Scope• Systems to be Commissioned
– Building Envelope
– HVAC and Controls
– Lighting Systems
– Electrical Systems
– Life Safety
– Security
– Domestic Water Heating
– Other Plumbing Systems
– Renewable Energy Systems
– Other Specialty Systems
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Peer Review
• BOD consistent with OPR• Design consistent with BOD• Can systems be commissioned• Review energy model• Identify energy efficiency opportunities• System access and maintainability
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Submittal Document Review• Compliance with OPR, BOD,
and design documents• Equipment efficiencies• Equipment manufacturers• Equipment warranties• Physical dimensions• Service clearances• Can it be commissioned?• Can it be maintained?
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Issues Log
• Date Discovered
• Issue
• Plan of Action
• Responsible Party
• Date Resolved
• Not a punch list!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Pre-Functional Checklists
• Specific to Each Item of Equipment
• Do we have all the right components?
• Is it installed correctly?
• Is it ready for functional performance testing?
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Functional Performance Testing• Specific to each System
• Evaluates system integration
• Is it working properly under normal and design conditions?
• Is it working properly under emergency conditions?
• Is it working efficiently?
• Seasonal testing
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Operator Training
• Involve throughout construction process
• Pre-Test
• Classroom Training
• “Hands-On” Training
• Post-Test
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Commissioning Report
• OPR• BOD• Cx Plan• Pre-Functional Inspections• Installer Test Results• Functional Performance Test Results• Operator Training Test Results• Open Issues
Commissioning for Sustained Building PerformanceSeptember 29, 2011
MarriottBirmingham, AL
Commissioning Lessons Commissioning Lessons LearnedLearned
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Design Team Resistance
• CxA will “Dictate” Design
• CxA Will “Second Guess” Design
• CxA Will Uncover Design Team Mistakes
• CxA Will Increase Costs
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Overcoming Design Team Resistance
• Involve CxA Early in the Project
• Foster a Collaborative Work Environment
• CxA Makes Suggestions and Recommendations, Not Design Changes
• CxA Discusses Peer Review Comments with Design Team Prior to Sending to Owner
• Effective Communication Skills
• Effective Team Building Skills
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Peer Review Is Not…
• A Contest Between CxA and the Design Team
• Second Guessing
• Backseat Driving
• Value Engineering
• Life Cycle Cost Analysis
• Code Compliance Review
• Confrontational
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Contractor Resistance• Cx Submittal Review
• Cx Process Hinders the Construction Process
• Cx Process Increases Contractor Costs
• Cx Will Identify Contractor Mistakes
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Overcoming Contractor Resistance• Cx Tasks Do Not Interfere with
Contractor’s Critical Path• Cx Tasks Are Coordinated with
Contractor’s Schedule• Cx Specifications Are Provided to
Contractor Prior to Pricing• Cx Plan Eliminates Duplication of
Work• CxA Discusses Issues Log Directly
with Contractor• Limit or Reduce Contractor
warranty calls
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Owner Resistance
• Why should I pay extra for something I have already paid the design team and contractor to do?
• Why fix something that is not broken?
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Overcoming Owner Resistance• Commissioning is NOT included in traditional
project delivery• Separate and distinct from the Design Team
services• Separate and distinct from TAB services• Separate and distinct from Contractor
services• Document value along the way• Commissioning reduces capital costs• Commissioning reduces operating costs• Absent Commissioning, conventional project
delivery does not typically yield a high performance buildings
• Promote success!
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Owner Resistance - Cost
• Cx Costs Too Much
• Cx Fees Reduce Funds Available for Program Space
• Return On Investment?
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Typical Commissioning Cost• Depends on Cx Scope• Contributors to Higher Cost
– More Systems– More Complexity– Higher Levels of LEED Certification– Team Experience
• 0.5% to 1.5% of Construction Costs• 2.0% to 3.0% of System Costs• $0.50 to $2.00 per square foot
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Typical Commissioning Cost
Source: Evan Mills, LBNL, 7/21/2009
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Reducing Cx Costs
• Look at Bundled Services Options• Combine TAB with Cx
• Warranty Cost Savings• “Commissioning Team” Approach• Reduce Scope of Cx Effort
– HVAC– Lighting– Life Safety
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Initial Cost Savings• Compliance with OPR• Improved Quality Control• Non-Energy Benefits
– Reduced Change Orders– Accelerated or On-Time Schedule– Reduced Warranty Call Backs
• Identify Potential Issues Early• LBNL Study – Offsets 50% of Cx Cost
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Operational Cost Savings
• Improved Equipment Maintenance
• Increased Equipment Longevity
• Optimal Equipment Operation
• Trained Staffing
• Vested Staffing
• Improved Utility Rates
Illustrative Relationships between commissioning and energy efficiency
measures
Source: Evan Mills, LBNL, 7/21/2009
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11
Operational Cost Savings
Source: Evan Mills, LBNL, 7/21/2009
Comm
issioning for SustainedCom
missioning for Sustained
Building Performance
Building Performance
Birmingham, AL
Marriott9/29/11 Source: Evan Mills, LBNL, 7/21/2009
Return on Investment