pmi bluegrass may 2012 lunch presentation: commissioning building systems commissioning for project...

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

Building Systems Commissioning for

Project Managers

Commissioning Process

What is Commissioning?What is Commissioning?

A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner’s documented project requirements and the construction documents.

It begins in pre-design and continues through design, construction, and the life of the facility.

(BCA draft document, 2004.)

The commissioning process provides the framework to verify that a facility and its systems will function to meet the design intent and the owner's needs and to coincide with the phases of a construction project.

(Applying the PMBOK® Guide Will Enhance the Commissioning Process and Result in Greater Project Success - by Aaron Pankonin, CBCP, CAPM)

Owner’s Project Requirements

– Details functional requirements and Owner’s expectations of how a building will be used and operated – DESIGN INTENT DOCUMENT

– Basis for building commissioning

Basis of Design

– The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS

What Commissioning is NOT?What Commissioning is NOT?

– Completing Standard Forms

– Contractors’ QA/QC Program

– Verification of the Contractors’ QA/QC Program

– Construction Inspection

– Construction Management Substitute

DesignIntent

Commissioning validates the design!

That the design works and

meets the “design intent”

Commissioning

“retro” ; “re”; or

“ongoing” Cx

Design Construction O & M

“Inspections” validate

construction

That the construction is installed

correctly per the “design”

Changing Needs

What is Commissioning?(validates the “design”!)

This is not commissioning!

Elements of CommissioningElements of Commissioning

Design Intent Documents (DID or OPR)Design Intent Documents (DID or OPR)Design ReviewsDesign ReviewsSubmittal ReviewsSubmittal ReviewsSite Observations and Site MeetingsSite Observations and Site MeetingsResolution Tracking Forms (RTF’s)Resolution Tracking Forms (RTF’s)System Verification Checklists (SVC’s)System Verification Checklists (SVC’s)Organized Systems Start-UpsOrganized Systems Start-UpsFunctional Performance Tests (FPT's)Functional Performance Tests (FPT's)Operation and Maintenance (O&M) trainingOperation and Maintenance (O&M) trainingO&M DocumentationO&M DocumentationCommissioning ReportCommissioning ReportWarranty Review of Building OperationWarranty Review of Building Operation

Approaches to CommissioningApproaches to Commissioning

– Comprehensive Commissioning

– Construction Phase Commissioning

Phases of CommissioningPhases of Commissioning

Pre-Design PhasePre-Design Phase

Design PhaseDesign Phase

Construction PhaseConstruction Phase

Acceptance PhaseAcceptance Phase

Post-Acceptance PhasePost-Acceptance Phase

Pre-Design PhasePre-Design Phase

Establish commissioning Establish commissioning

Select a Commissioning Agency (CxA)Select a Commissioning Agency (CxA)

Develop commissioning scopeDevelop commissioning scope

CxA review of DID or OPRCxA review of DID or OPR

Pre-Design Phase is CRITICAL!

Design PhaseDesign Phase

Review design for commissioning, testing and O&M access and provisions

Prepare commissioning specificationWrite the commissioning planEstablish commissioning in the project

schedule

Construction PhaseConstruction Phase– Review submittals

– Update commissioning plan

– Coordination including site observation, Cx Meetings, Resolution Tracking Forms (RTF’s), and System Verification Checklists (SVC’s)

– Equipment and systems start-ups

– TAB HVAC systems

– Verify Building Automation System (BAS) installation and start-up

Acceptance PhaseAcceptance Phase

Review TAB Report

Functional Performance Tests (FPT’s)

O&M Training and Documentation

Commissioning Report

Post Acceptance PhasePost Acceptance Phase

Correct unresolved deficiencies and conduct required re-tests

Carry out specified off-season testingPerform specified post-occupancy

monitoringReview usage changesUpdate commissioning documentation

Why Commission?Why Commission?Better Buildings

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

(Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)

Why Commission?Why Commission?Better PeopleBetter People

Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner’s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems.

What is cost and value of commissioning?

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

0.5 to 1.5 Percent of Total Construction Cost

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

3.0 to 5.0 Percent of Total Operating Cost

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

Commissioning CostsCommissioning Costs

Commissioning New ConstructionCommissioning New Construction

Approximately 2%-3% of Mechanical System Construction Cost – (BCA Case Studies)

Approximately 1%-2% of Electrical System Construction Cost – (BCA Case Studies)

Approximately 2%-5% of Comprehensive HVAC Construction Cost – (ACG Commissioning Guideline)

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

Construction Phase Costs First Year Warranty Period Costs

Design Phase

Construction Phase CostsFirst Year Warranty Period Costs

BenefitsBenefits

– Better bid documents– More accurate budgets– More “control” of project– Projects delivered on time– Fewer change orders– Fewer warranty issues– Satisfied Client

TITLE SLIDECommissioning of a project is a term that has different interpretations depending on who is using it.

AssociationsAssociations– AABC Commissioning Group (ACG)– ASHRAE– Building Commissioning Association (BCxA)– Institute of Electrical & Electronic Engineers (IEEE)– International Society For Pharmaceutical Engineering

(ISPE)– National Environmental Balancing Bureau (NEBB)– Sheet Metal and Air Conditioning Contractors' National

Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)

– University of Wisconsin– Association of Energy Engineers (AEE)

CertificationsCertifications– AABC Commissioning Group (ACG)– ASHRAE (Process Management Certification)– Building Commissioning Association (BCxA)– Institute of Electrical & Electronic Engineers (IEEE)– International Society For Pharmaceutical Engineering

(ISPE)– National Environmental Balancing Bureau (NEBB)– Sheet Metal and Air Conditioning Contractors' National

Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)

– University of Wisconsin– Association of Energy Engineers (AEE)

The Need for GuidelinesThe Need for Guidelines

– Uniform delivery of services– Cx adoption as standard practice– Owner procurement / selection of providers– Continuing education – Benchmarking of Cx Benefits– Training competent Cx service providers– Client education and cooperation– Efficient Cx interface with designers, contractors,

vendors, etc

GuidelinesGuidelines– ACG Commissioning Guideline – 2005– ASHRAE Guideline 1 –1996: The HVAC

Commissioning Process– ASHRAE Guideline 1.1 – 2007: HVAC&R Technical

Requirements for the Commissioning Process – ASHRAE Guideline 0-2005: The Commissioning

Process– NECA90-2004: Recommended Practices for

Commissioning Building Electrical Systems– ISPE Pharmaceutical Engineering Guide Volume

5: Commissioning and Qualification

Guideline 0:1.1. Cx responsibilities statement in request for A/E design Cx responsibilities statement in request for A/E design

services.services.

2.2. Develop and commit to Owner’s Project Requirements.Develop and commit to Owner’s Project Requirements.

3.3. Assign O&M personnel to the commissioning process.Assign O&M personnel to the commissioning process.

4.4. Review and approve changes made in the Owner’s Project Review and approve changes made in the Owner’s Project Requirements.Requirements.

5.5. Review and approve the Construction Documents.Review and approve the Construction Documents.

6.6. Provide competent documenting of training sessions (video, Provide competent documenting of training sessions (video, etc.)etc.)

7.7. Review and comment on the Cx Process Progress Reports.Review and comment on the Cx Process Progress Reports.

8.8. Review and comment on the Cx Authority’s verification Review and comment on the Cx Authority’s verification reports.reports.

ASHRAE Guideline 1.11. Aligns Guideline 1.1 with Guideline 0 terminology

2. Greater emphasis on Owners Project Requirements (OPR)

3. Eliminate DID terminology

4. Suggests challenging design for achieving OPR

5. Promotes sampling over 100% verification and testing

6. Includes more technical process details (specific tasks)

7. Enhanced appendix of sample forms and procedures

8. Advocates extensive training for owner personnel

9. Promotes team building to accomplish commissioning

StandardsStandards– ASHRAE Standard 202

– SPC 202 Committee

– Complete at San Antonio AHSRAE Meeting in June

– 1st Public Review this Summer

– Release before or at AHR Expo January 2013

Who manages for everything?

Owner’s Project Requirements Program requirements Community context Codes and regulations Site and climate Facility context and function Facility technology Sustainability Cost Schedule Client’s needs and capabilities

Commissioning DefinitionsCommissioning Definitions

Commissioning Authority (CxA):Commissioning Authority (CxA):

A person (or firm) representing the facility owner

Leader of the Commissioning Team

Authority of Cx Process – not design or means and methods

CxA not in chain of command – preserves objectivity

Commissioning DefinitionsCommissioning DefinitionsEXISTING BUILDING COMMISSIONINGEXISTING BUILDING COMMISSIONING

Retro-Commissioning (RetroCx):Retro-Commissioning (RetroCx):

Commissioning an existing building that has never been commissioned

Re-Commissioning (ReCx):Re-Commissioning (ReCx):

Commissioning a building that has been previously commissioned

Continuous Commissioning (CCx):Continuous Commissioning (CCx):

Owner continues to collect and compare baseline data on selected building systems to ensure that the building functions optimally throughout its operating life

Total Building Commissioning (TBCx)Total Building Commissioning (TBCx)

Emphasizes that Commissioning is NOT only for the Mechanical and HVAC system, or any single system

Commissioning TeamCommissioning Team

Experts who, through coordinated actions, are responsible for carrying out the Commissioning Process

Commissioning PlanCommissioning Plan

A strategy overseen by the Commissioning Authority and prepared by the Commissioning Team

Commissioning Provider (CP):Commissioning Provider (CP):

Independent Third-Party Commissioning Firm

A/E Firm

General Contractor

Construction Manager

Owner's Personnel

Systems Typically CommissionedSystems Typically Commissioned

Mechanical SystemsMechanical Systems Heating, Ventilation and Air Conditioning (HVAC) Building Automation Systems (BAS) Fire Protection

Electrical SystemsElectrical Systems Switchgear and Transformers Grounding/Bonding, Circuitry Generators and UPS Systems Lighting and Lighting Controls

Specialty SystemsSpecialty Systems Security Systems and Fire Alarm Voice/Data Systems

Future Commissioned SystemsFuture Commissioned SystemsThe National Institute for Building Sciences (NIBS)

is currently developing commissioning requirements for the following systems:

– Exterior Envelope – Roofing Systems– Structural Systems– Interior Systems– Elevator Systems– Plumbing Systems– Lighting Systems– Electrical Systems– Fire Protection Systems– Telecommunication Systems

LEED EA Prerequisite 1LEED EA Prerequisite 1

Experienced, independent, CxA to ownerReview OPR and DIDIncorporate Cx requirements into CD’sCreate/execute Cx PlanVerify installation and performance of

Systems to be CommissionedComplete and submit a Cx Report

EA Credit 3 Enhanced CommissioningEA Credit 3 Enhanced CommissioningIndependent 3rd Party CxA

Review OPR, BOD and Design by mid-CD’s

Independent submittal review

Systems Manual

O&M and Occupant Training Verification

10th Month Review of Building Operation

PROJECT MANAGEMENT IS RESPONSIBLE

Team EffortTeam Effort

Commissioning succeeds when…Commissioning succeeds when…Team members understand and carry out

their responsibilitiesTeam members cooperate and coordinate

with each other and third-party agencies

Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.

Commissioning Team MembersCommissioning Team MembersOwner / OperatorOwner / OperatorArchitectArchitectDesign ConsultantsDesign ConsultantsCommissioning AgentCommissioning AgentConstruction Manager (or General Contractor)Construction Manager (or General Contractor)Mechanical ContractorMechanical ContractorElectrical ContractorElectrical ContractorTemperature Controls ContractorTemperature Controls ContractorTest and Balance ContractorTest and Balance Contractor

Commissioning Team MembersCommissioning Team Members

Potential Team Members:Potential Team Members:Equipment VendorsSpecialty TradesSpecialty ConsultantsProgram ManagerService Contract ProvidersBAS SpecialistsIT Support Groups

Commissioning Team RolesCommissioning Team Roles

Owner / OperatorOwner / Operator

Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetingsRetain a commissioning agentRetain a commissioning agentCommunicate project requirements to the design Communicate project requirements to the design

teamteamCoordinate facilities and staff participationCoordinate facilities and staff participationConduct regular site observationConduct regular site observation

ArchitectArchitect

Assign Cx Team Member and attend meetingsCoordinate work of design consultantsConsider spatial requirementsConsider room naming conventionConduct regular site observationCoordinate design and changes with owner and

end-users

Design ConsultantsDesign Consultants

Assign Cx Team Members and attend meetingsProvide Basis of Design and Design IntentRespond to RFI’s and CO’sConduct regular site observationCoordinate design and changes with owner and

end-usersReview O&M manuals, as-built drawings and

other specified documentationProvide HVAC training on the design intent

Commissioning AgentCommissioning Agent

Assign Cx Team Leader and attend meetingsReview DesignProvide Commissioning Plan and SpecificationConduct regular site observation visitsProvide System Verification ChecklistsMonitor system start-upsConduct Functional Performance TestsReview O&M documentation and training

Construction ManagerConstruction Manager

Assign Cx Team Member and attend meetingsProject SchedulingManage overall completion of workManage project documentationCoordination of contractorsMaintaining specified building conditions

Commissioning Team RolesCommissioning Team RolesMechanical ContractorMechanical Contractor

Assign Cx Team Member and attend meetingsManage subcontractors and vendorsDocument Progress (SVC’s)Coordinate equipment start-upOperate systems as required for Functional

Performance TestsPlan and deliver O&M staff trainingProvide O&M manuals, as-built drawings and

pmi bluegrass may 2012 lunch presentation: commissioning building systems commissioning for project...

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pmi bluegrass

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