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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.”
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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.
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
CDML - Disrupters
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
“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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Buildings – The Big Picture
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Global CO2 Emissions by Sector
#1. Buildings (Commercial and Residential)
#2. Transportation
#3. Industry
Data Source: Energy Information Association Monthly Energy Review April 2017
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Data Source: Energy Efficiency in Buildings, transforming the market, WBCSD April 2009
Carbon Emissions from Buildings
40%
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Up to 50% of energy used in a building is wasted due to inefficient power, lighting and HVAC infrastructure
Wastage!!!!
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Poor Construction Quality Wastes Energy
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Quality Construction?
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
More Haste Less Speed
PICKTWO
GOOD
PICKTWO
GOOD
Commissioning
ProjectManagement
Quality SiteSupervision
Construction Team wants
it here
Most Clientswant it here
Efficiency Value
Quality
OptimizedProject
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
The Construction Status Quo
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Overall Projects Completed in 2015
Delivered Late, 60%
Delivered on Time or
Better, 40%
The Reality of Construction
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Effect of Delay in Construction Projects
Effects of
Delay
Over time
Mediation
Lawsuits
CanceledLitigation
Cost Overrun
Disputes
AND ALSO…..
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Overall Building Performance
MeasureMeasure how an asset or portfolio is performing.
AnalyzeDerive
actionable
intelligence
.
ImplementImplement
based on intelligence,
manage solutions.
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Improve Project Completion
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Design/Document Errors
GET IT RIGHT FIRST TIME
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
The Reality of Construction
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
The Commissioning & Close-Out ScheduleIt’s all about the detail
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
(IBT)
CONTROLS START-
UP AND PRE-
COMMISSIONING
POWER ON
MANUFACTURERS
START-UP
SET AHU TO WORK
AND COMMISSION
CONTROL LOOPS
CONSTRUCTION
COMPLETE
BAS
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
other
Networks
Mechanical
Contractor
Controls
Contractor
Electrical
Systems
TAB
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
DATE
TYPICAL AIR HANDLING UNIT COMMISSIONING PROCESS DIAGRAM
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
The Usual Approach to Scheduling Building Commissioning
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Commissioning – The Devil is in the Detail
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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.
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Final Thought on Scheduling
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Project Handover - The Current Situation
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Why Not Go Fully Digital????
Into the 21st Century
Closing Remarks
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Construction Needs a Paradigm Shift
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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!!!”
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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.
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Building Performance Over Life Cycle
Building Performance
Time
Design - Specify Construction - Verify Operate - Perform
High Performance Building
Average or Code Compliant Building
Building Persistence through constant measurement, analysis & adjustment
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
“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
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Warranty Information
Digital Manuals
We Could Learn a Lot From The Car Industry
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
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??
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
Commissioning - The Cost Benefit Analysis
“Making Buildings Work For You” Presented by David Green C.Eng BCxP© CDML 2018
David Green
46
Any Questions???