building enclosure commissining€¦ · design review – technical commissioning review, refine...

Building Envelope Commissioning

BUILDING ENVELOPE COMMISSIONINGPresented to:   NAIOP VA DLPresented by:   Keith Nelson, AIA, BCxP

Senior Architectknelson@ecslimited.com(571) 324‐2853

Date:  January 15, 2019

All Rights Reserved Engineering Consulting Services Copyright 2018  

Building Envelope Commissioning

ABOUT ECS• Founded 1988

• HQ in Chantilly w/ 70+ offices

• Over 1700 employees

• Ranked #72 by ENR

• Geotechnical, Environmental, Construction Materials Testing, Facilities Consulting Services (building envelope studies and property condition assessments)

• Third Party Plan Review and TPIP (Third Party Inspection Services) in all applicable jurisdictions

• ECS Chantilly runs their own Concrete and Soils Lab

Building Envelope Commissioning

Course Description

While commissioning of many building systems has been around for many years, Building Enclosure Commissioning (BECx) is relatively newer to the design and construction industries. This presentation will provide a primer on the practice of BECx and its benefits with real world case studies and then dive further into the various approaches as defined by industry standards and code.

Building Envelope Commissioning

Learning Objectives

Upon completing the course be able to:1. Describe the general function and

performance requirements of the building enclosure

2. Describe the process of BECx with an understanding of the potential value the process may bring to a project;

3. Describe the various stages of BECx and the deliverables typically produced; and

4. Identify the various codes and standards bodies that have incorporated BECx into them

ECS MID‐ATLAN

TIC, LLC

What is the Building Envelope?

Building Envelope Commissioning

Building Envelope

The primary function is to separate environmental conditions, usually inside to outside, including:• Roof• Fenestration (Windows, Louvers, etc.)• Above grade walls• Below grade walls• Floor systems

“SIX SIDES”

Building Envelope Commissioning

1. Support− Resist and transfer physical

forces from inside and out

2. Control− Control mass and energy flows− Rain/ Air / Vapor / Heat− Fire / Sound / Light

3. Finish− Interior and exterior surfaces

for people

Building Envelope

Building Envelope Commissioning

Control Layers

Building envelopes are designed to control multiple loadings primarily focused on the following in order of importance:

• Water Control • Air Control • Vapor Control• Thermal Control

Building Envelope Commissioning

Control Layers

Building Envelope Commissioning

Water Control

The continuous layer (comprised of several materials) to form a three dimensional boundary designed and installed to control the passage of liquid water.• Roof membrane• Cladding• Water‐Resistive Barrier (WRB)• Flashings and drip edges• Waterproofing

Get the water out and away as fast as possible

Building Envelope Commissioning

Transport of: Impact on Buildings

© E. I. DuPont de Nemours and Company 2014. All rights reserved

PPi

Po

Air Control

Building Envelope Commissioning

Moisture Sources

(above grade envelope)

>>1,000X

1X

100X98%

2%

1

2

3

© E. I. DuPont de Nemours and Company 2014. All rights reserved

Building Envelope Commissioning

Vapor Control

Class I: 0.1 perm or less Class II: 0.1 < perm ≤ 1.0 perm Class III: 1.0 < perm ≤10 perm

Building Envelope Commissioning

SPF interior insulation

Gaps in SPF at stud tie-backs

Z-furring extends through the insulation

Discontinuous insulation

Thermal Control

Building Envelope Commissioning

Control Layers

Building Envelope Commissioning

Control Layers

Building Envelope Commissioning

Control Layers

Building Envelope Commissioning

Control Layers

ECS MID‐ATLAN

TIC, LLC

© E. I. DuPont de Nemours and Company 2014. All rights reserved

Building Envelope Commissioning (BECx)

Building Envelope Commissioning

Predesign Design Procurement Construction Occupancy

Building Envelope Commissioning

…is a process that begins with establishing an Owner’s Project Requirements (OPR) and endeavors to ensure that the exterior envelope meet or exceed the expectation of the Owner as defined in the OPR.

Building Envelope Commissioning

Building Envelope CommissioningWHY DO WE NEED IT?

– most common threats to building envelope performance.

– 80% of all construction related claims

– 90% at interfaces.– 50% of all energy produced– Declining skill in trades?– Increased expectations– “Over Design” to “Efficient Design”– Quantifiable Building Performance

Building Envelope Commissioning

ASTM E2813

Building Envelope Commissioning

Building Envelope Commissioning

2 Points - The envelope commissioning includes modeling, observing, testing, documenting, and verifying materials, components, assemblies, and systems to validate that both their use and installation meet the owner’s requirements.

• ASHRAE Guideline 0-2005, the Commissioning Process. • National Institute of Building Sciences (NIBS) Guideline

3-2006, Exterior Envelope Technical Requirements for the Commissioning Process.

1 Point - This credit now includes monitoring-based commissioning and building Envelope Commissioning options

BECx

Enhanced Commissioning

LEED Credits for BECx

Building Envelope Commissioning

Predesign Design Procurement Construction Occupancy

Achieving Quality through BECx

Building Envelope Commissioning

● Kick-Off Meeting

● Review factors influencing envelope design, construction, long-term durability, serviceability, and performance

● Owner’s Project Requirements (OPR) -Document functional and programmatic requirements for the project envelope

● Preliminary BECx Plan

BECx: Predesign Phase

Building Envelope Commissioning

Documented quantifiable requirements to evaluate performance in:

● Pre-Design

● Design

● Construction

● Occupancy

Owner’s Project Requirements (OPR)

Building Envelope Commissioning

Milestones & metrics for evaluating performance:● Project information● Project team and protocols● Performance requirements● Responsible parties per

activity● Schedule coordination● Functional performance

verification (testing)

BECx Plan 

Building Envelope Commissioning

● Design Review – technical review, refine details

● Review interactions between systems

● Review specifications● Refine / Finalize project

commissioning plan● Review estimate and budget● Draft / Finalize BECx

specification● Document (update OPR,

Envelope BOD)

BECx: Design Phase

Building Envelope Commissioning

BECx: Design Peer Review

Building Envelope Commissioning

BECx: Specification

Building Envelope Commissioning

● Attend pre-bid conference to review BECx specification and project impact

● Assist in response to RFP/RFQ questions and clarifications

● Assist in bid evaluation and rankings

● Document update OPR, Envelope BOD, and BECx plan for Owner approval based on bid award.

BECx: Procurement

Building Envelope Commissioning

● Kick Off & BECx Progress Meetings

● Submittal Reviews

● Fabrication Observations

● Mockup observation & performance verification

● Quality Assurance Observations

● Fabrication Observations

● Mockup observation & performance verification

● Issue Resolution

● Functional Performance Verification

BECx: Construction Phase

Building Envelope Commissioning

BECx: Submittal Reviews

Building Envelope Commissioning

Used by the contractor during all phases of the commissioning process to verify that the OPR’s are being achieved.

● Includes verification for testing, training, and other specific requirements

BECx: Construction Checklists

Building Envelope Commissioning

BECx: Fabrication Observations

Building Envelope Commissioning

BECx: Quality Assurance Observations

Building Envelope Commissioning

Functional Performance Testing

Building Envelope Commissioning

BECx: Systems Manual

Building Envelope Commissioning

● 10 Month Warranty Site Walk

● Post Occupancy Evaluations

● Forensic Investigation

● Repair Design and QAO

● Retro-Commissioning

BECx: Occupancy Phase

Building Envelope Commissioning

BECx: 10 Month Warranty Site Walk

Building Envelope Commissioning

Forensic Investigations

Building Envelope Commissioning

Predesign Design Procurement Construction Occupancy

Achieving Quality through BECx

Building Envelope Commissioning

Predesign Design Procurement Construction Occupancy

Building Envelope Commissioning

…is a process that begins with establishing an Owner’s Project Requirements (OPR) and endeavors to ensure that the exterior envelope meet or exceed the expectation of the Owner as defined in the OPR.

Building Envelope Commissioning

THANK YOU!

Presented by:   Keith Nelson, AIA, BCxPSenior Architectknelson@ecslimited.com(571) 324‐2853

Date:  September 19, 2018

All Rights Reserved Engineering Consulting Services Copyright 2018