Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 COMMISSIONING ??? COMMISSIONING 101

Southeast Region Chapter 2004 Summer Training MeetingLouisville, Kentucky Thursday, August 19, 2004

COMMISSIONING ???COMMISSIONING 101


Key Definitions


Commissioning (Cx):Commissioning (Cx):

A quality assurance centered process of A quality assurance centered process of documentation, training, adjustment, testing, and documentation, training, adjustment, testing, and verification, performed specifically to ensure that verification, performed specifically to ensure that the finished facility operates in accordance with the the finished facility operates in accordance with the owner’s documented project requirements and the owner’s documented project requirements and the construction documents. It begins in predesign and construction documents. It begins in predesign and continues through design, construction, and the life continues through design, construction, and the life of the facility.of the facility. (BCA draft document, 2004.) (BCA draft document, 2004.)

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Owner:Owner:

Financially or Politically CommittedFinancially or Politically Committed

UsersUsers

Operations & Maintenance staffOperations & Maintenance staff

Key concept is Taking Responsibility for Quality.Key concept is Taking Responsibility for Quality.

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Commissioning Authority (CA):Commissioning Authority (CA):

An individual (or firm), representing the facility An individual (or firm), representing the facility owner, who leads the Commissioning effort until owner, who leads the Commissioning effort until project completion.project completion.

Key concept is Leading.Key concept is Leading.

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Commissioning Team:Commissioning Team:

A body of subject matter experts who assist the A body of subject matter experts who assist the Commissioning Authority in carrying out the Commissioning Authority in carrying out the Commissioning Process.Commissioning Process.

Key concept is Managing.Key concept is Managing.

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Commissioning Provider (CP):Commissioning Provider (CP):When the facility owner separates out the duties of the CA.When the facility owner separates out the duties of the CA.

An independent third-party commissioning firmAn independent third-party commissioning firm

An A/E firmAn A/E firm

The general contractor, orThe general contractor, or

Owner's in-house personnelOwner's in-house personnelSelected by the CA, to assist the Commissioning Team Selected by the CA, to assist the Commissioning Team in handling the technical requirements of the in handling the technical requirements of the Commissioning processCommissioning process

Key concept is Doing.Key concept is Doing.

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Owner’s Project RequirementsOwner’s Project Requirementsa.k.a. Design Intent Document:a.k.a. Design Intent Document: DDetailed technical document developed under etailed technical document developed under

the leadership of and primarily by the the leadership of and primarily by the Commissioning Authority from discussions with Commissioning Authority from discussions with the facility owner that states concepts, budget, the facility owner that states concepts, budget, and performance criteria to which the completed and performance criteria to which the completed project must conform.project must conform.

The basis for Building Commissioning.The basis for Building Commissioning.

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Basis of Design:Basis of Design:A document that records the concepts, calculations, A document that records the concepts, calculations, decisions, and product selections to meet the decisions, and product selections to meet the Owner’s Project Requirements and to satisfy Owner’s Project Requirements and to satisfy applicable regulatory requirements, standards, and applicable regulatory requirements, standards, and guidelines. The document includes both narrative guidelines. The document includes both narrative descriptions and lists of individual items that descriptions and lists of individual items that support the design process. support the design process. (ASHRAE Draft Guideline (ASHRAE Draft Guideline 0-200X, The Commissioning Process, dated August 2002.)0-200X, The Commissioning Process, dated August 2002.)

Technical expression of the less technical Technical expression of the less technical Owner's Project Requirements.Owner's Project Requirements.

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Commissioning Plan (CxP):Commissioning Plan (CxP):A document prepared by the Commissioning A document prepared by the Commissioning Authority that outlines the following:Authority that outlines the following:

Organization of the Cx TeamOrganization of the Cx Team

Member responsibilitiesMember responsibilities

Schedule of Cx eventsSchedule of Cx events

Allocation of Cx resources, andAllocation of Cx resources, and

Documentation requirements of the Cx process. Documentation requirements of the Cx process.

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Commissioning (Cx):Commissioning (Cx):

A planned and integrated systematic process to A planned and integrated systematic process to ensure, through documented verification, that all ensure, through documented verification, that all Building Systems perform interactively according to Building Systems perform interactively according to the Owner's Project Requirements.the Owner's Project Requirements.

Commissioning procedures require a Commissioning procedures require a collaborative team effort and begin in the collaborative team effort and begin in the predesign phase, continue through the design and predesign phase, continue through the design and construction phases into the initial occupancy construction phases into the initial occupancy phase, including the training of O&M staff.phase, including the training of O&M staff.

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Recommissioning (ReCx):Recommissioning (ReCx):

A periodic event in the life of an existing building A periodic event in the life of an existing building that reapplies the that reapplies the original commissioning planoriginal commissioning plan in in order to return or keep the facility operating order to return or keep the facility operating according to the according to the original design intent/owner’s original design intent/owner’s project requirementsproject requirements while accounting for current while accounting for current operating and code requirements.operating and code requirements.

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Retrocommissioning (RetroCx)Retrocommissioning (RetroCx)a.k.a. Existing Building Commissioning:a.k.a. Existing Building Commissioning: RetroCx is an initiative in the life of an existing RetroCx is an initiative in the life of an existing

building that has never been commissioned.building that has never been commissioned.

Employs a total facilitycomponent and systems Employs a total facilitycomponent and systems deficiency analysis to create a Commissioning deficiency analysis to create a Commissioning Plan and subsequent project that returns the Plan and subsequent project that returns the facility to its original design intent/owner’s facility to its original design intent/owner’s project requirements while accounting for project requirements while accounting for current operating and code requirements.current operating and code requirements.

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Continuous Commissioning (CCx)Continuous Commissioning (CCx)a.k.a. Ongoing Commissioning:a.k.a. Ongoing Commissioning: Upon completion of commissioning or Upon completion of commissioning or

retrocommissioning, Owner continues to collect retrocommissioning, Owner continues to collect and compare baseline data on selected building and compare baseline data on selected building systems against post-commissioning results to systems against post-commissioning results to ensure that the monitored systems function ensure that the monitored systems function optimally throughout their design lives.optimally throughout their design lives.

Made possible because of the initial Made possible because of the initial commissioning process.commissioning process.

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Why Commission?


Better BuildingsBetter Buildings

Building owners are finding that the Building owners are finding that the energy, water, and productivity savings energy, water, and productivity savings achieved by commissioned buildings can achieved by commissioned buildings can offset the cost of the commissioning offset the cost of the commissioning process. Studies indicate process. Studies indicate 8 to 20 8 to 20 percentpercent savings in building operating savings in building operating costs over those in a non-commissioned costs over those in a non-commissioned building*. building*.

**Source: Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998Source: Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998

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Better PeopleBetter People

Aside from achieving documented Aside from achieving documented costs savings and cost avoidance, costs savings and cost avoidance, commissioning enhances customer commissioning enhances customer satisfaction and assures proper ongoing satisfaction and assures proper ongoing training of the facility Operations & training of the facility Operations & Maintenance personnel.Maintenance personnel.

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Better StewardshipBetter Stewardship

SustainablitySustainablity

Reduce resource depletion of Reduce resource depletion of energy, water and raw materialsenergy, water and raw materials

Create built environments that are Create built environments that are livable, healthy and productivelivable, healthy and productive

LEEDLEED® ® CertificationCertification

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1.1.Engage a Cx team that does not include Engage a Cx team that does not include individuals directly responsible for project individuals directly responsible for project design or construction management.design or construction management.

2.2.Review the Design Intent and the Basis of Review the Design Intent and the Basis of Design docs.Design docs.

3.3.Incorporate Cx requirements into the Incorporate Cx requirements into the construction documents.construction documents.

4.4.Develop and utilize a Cx plan.Develop and utilize a Cx plan.

5.5.Verify installation, functional performance, Verify installation, functional performance, training, and operation and maintenance training, and operation and maintenance documentation.documentation.

6.6.Complete a Cx report.Complete a Cx report.

* Leadership in Energy and Environmental Design-- U.S. Green Building Council* Leadership in Energy and Environmental Design-- U.S. Green Building Council

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For LEED® 2.1 CertificationPrerequisite


1.1.Cx authority independent of the design team to Cx authority independent of the design team to review design prior to the construction documents review design prior to the construction documents phase.phase.

2.2.Independent Cx authority to review construction Independent Cx authority to review construction documents near completion of the construction documents near completion of the construction document development and prior to issuing the document development and prior to issuing the contract documents for construction..contract documents for construction..

3.3.Independent Cx authority to review contractor Independent Cx authority to review contractor submittals relative to systems being commissioned.submittals relative to systems being commissioned.

4.4.Provide the owner with a single manual that Provide the owner with a single manual that contains the information required for re-contains the information required for re-commissioning building systems.commissioning building systems.

5.5.Have a contract in place to review building Have a contract in place to review building operation with O&M staff, including a plan for operation with O&M staff, including a plan for resolution of outstanding Cx-related issues within resolution of outstanding Cx-related issues within one year after construction completion.one year after construction completion.

* Leadership in Energy and Environmental Design-- U.S. Green Building Council* Leadership in Energy and Environmental Design-- U.S. Green Building Council

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For LEED® 2.1 CertificationAdditional Credit


Commissioning Tasks Within Project Phases


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s PlanningPlanning1. Bring on Commissioning Authority / Commissioning Provider.1. Bring on Commissioning Authority / Commissioning Provider.

2. Establish Owner's Project Requirements / Design Intent Document.2. Establish Owner's Project Requirements / Design Intent Document.

3. Review Record Drawings & Historical Data. 3. Review Record Drawings & Historical Data.

4. Select Commissioning Team.4. Select Commissioning Team.

5. Develop Schedule of Cx Meetings. 5. Develop Schedule of Cx Meetings.

6. Develop Commissioning Budget. 6. Develop Commissioning Budget.

7. Develop Commissioning Plan.7. Develop Commissioning Plan.

8. Issue final Commissioning Report.8. Issue final Commissioning Report.

DesignDesign1. Repeat items under Planning Phase if Cx process is initiated in this 1. Repeat items under Planning Phase if Cx process is initiated in this

phase. phase.

2. Validate the Design Intent Document.2. Validate the Design Intent Document.

3. Develop a draft Construction Cx Plan.3. Develop a draft Construction Cx Plan.

4. Develop Specifications for Cx Construction Phase. 4. Develop Specifications for Cx Construction Phase.

5. Review design documents for adherence to Design Intent Document.5. Review design documents for adherence to Design Intent Document.


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s ConstructionConstruction1. Repeat appropriate items under Planning Phase if Cx process is1. Repeat appropriate items under Planning Phase if Cx process is

initiated in this phase. initiated in this phase.

2. Revalidate Design Intent Document. 2. Revalidate Design Intent Document.

3. Develop or finalize Construction Cx Plan. 3. Develop or finalize Construction Cx Plan.

4. Develop and execute prefunctional checklists. 4. Develop and execute prefunctional checklists.

5. Develop Functional Performance Test (FPT) plan. 5. Develop Functional Performance Test (FPT) plan.

6. Validate operator training plan.6. Validate operator training plan.

AcceptanceAcceptance1. Execute FPTs.1. Execute FPTs.

2. Monitor operator training. 2. Monitor operator training.

3. Schedule & conduct deferred FPTs. 3. Schedule & conduct deferred FPTs.

4. Validate maintenance schedules and draft recommissioning plan.4. Validate maintenance schedules and draft recommissioning plan.


What Does Commissioning Cost?


Commissioning(Cx)Commissioning(Cx)(New Construction)(New Construction)

0.5 to 1.5 Percent of Total Construction Cost0.5 to 1.5 Percent of Total Construction Cost

Retrocommissioning(RetroCx)Retrocommissioning(RetroCx)(Existing Construction)(Existing Construction)

3.0 to 5.0 Percent of Total Operating Cost3.0 to 5.0 Percent of Total Operating CostSource: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998

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The Economics of CommissioningThe Economics of Commissioning

* Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998

If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*.

Without Commissioning

With CommissioningDesign Phase

Costs

Construction Phase Costs First Year Warranty Period Costs

Design Phase

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Construction Phase CostsFirst Year Warranty Period Costs

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The Economics of CommissioningThe Economics of Commissioning

An Initial Budget Setting Thumb-Rule--

2 % - 3 % of mechanical construction cost

plus

1 % - 2 % of electrical construction cost

(Source: BCA. Based on six science building projects)

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CommissioningCommissioning——

Results in a comfortable, healthy working Results in a comfortable, healthy working environment that promotes productivity. environment that promotes productivity.

Achieves both capital cost avoidance and annual Achieves both capital cost avoidance and annual operating cost reduction.operating cost reduction.

Increases facility maintainability and reliability via Increases facility maintainability and reliability via training of Facility Management Personnel. training of Facility Management Personnel.

Improves the overall quality of the completed Improves the overall quality of the completed initiative.initiative.

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Southeast Region Chapter 2004 Summer Training Meeting Louisville, KentuckyThursday, August 19, 2004 COMMISSIONING ??? COMMISSIONING 101