building enclosure...

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Presented�by�H.�Jay�Enck and�Fiona�Aldous

ACG 9th Annual Conference on Total Building Commissioning

Chicago, Illinois

Building�Enclosure�Commissioning

April�19,�20138.00am�Ͳ12.00pm

Copyright Materials

This presentation is protected by US and International Copyright laws. Reproduction,

distribution, display and use of the presentation without written permission of the speaker is

prohibited.

© Wiss, Janney, Elstner Associates, Inc. 2013

© Commissioning and Green Building Solutions, Inc. 2013

Learning�Objectives1. Understanding�application�of�the�commissioning�process�to�building�enclosures2. Understanding�of�the�skill�set�needed�to�provide�building�enclosure�commissioning3. Conceptual�evaluation�principles�used�to�commission�building�enclosures�4. Creation�of�the�commissioning�team�

ACG�is�a�Registered�Provider�with�The�American�Institute�of�Architects�Continuing�Education�Systems.��Credit�earned�on�completion of this�program�will�be�reported�to�ASHRAE�Records�for�AIA�members.��Certificates�of�Completion�for�nonͲAIA�members�are�available�on�request.

This�program�is�registered�with�the�AIA/ACG�for�continuing�professional�education.��As�such,�it�does�not�include�content�that�may�be�deemed�or�construed�to�be�an�approval�or�endorsement�by�the�AIA�of�any�material�of�construction�or�any�method�or�manner�of�handling,�using,�distributing,�or�dealing�in�any�material�or�product.��Questions�related�to�specific�materials,�methods,�and�services�will�be�addressed�at�the�conclusion�of�this�presentation.

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Why�Commission�Buildings?

ї Reduce�Riskї Evaluate�that�system�works�at�installї Gain�validity�for�energy�efficiency�claims

ї Improve�Durability

ї Authority�Having�Jurisdiction�

ї Certification�of��Building,�ie.�LEED

ї Verify�and�document�the�building�meets�the�OPR

HVAC�/�Building�Enclosure• GSA:�Building�Commissioning�Guide:

• NIBS:�Guideline�3:�The�Building�Enclosure�Commissioning�Process�(2012)

HVAC�Commissioning�/�BECx• Design�phase�reviews�

• BECx spec

• Testing�schedule�• Cannot�wait�until�end�of�project�to�test

• 100%�testing�not�feasible• multiͲpart�assemblies

• No�“preͲfunctional”�tests

MEP�Cx vs.�BECx (ASHRAE�G’line 0):Same�process,�different�practice

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Why�is�BECx unique?• Each�building�enclosure�design�is�a�“oneͲoff”• The�building�enclosure�should�respond�to�a�unique�set�of�

conditions�and�performance�requirements�based�upon�the�commensurate�acceptable�“risk”�of�the�building�function�and�occupants

• Building�enclosures�are�not�easily�“tweaked”�to�achieve�the�specified�performance

• The�Owner’s�requirements�are�unique�to�the�building�enclosure�system

• Design�of�the�enclosure�includes�numerous�systems�and�materials,�installed�by�numerous�parties.�Risk�of�error�is�high

• The�building�enclosure�impacts�performance�of�other�systems,�such�as�mechanical

• Testing�must�occur�early�during�construction

RISK�management and�…Building�use• “essential”�buildings;�i.e.�

hospitals• laboratories�and/or�scientific�

research�• critical�communications�and�data�

centers

Building�reͲuse• Preservation,�revitalization,�

rehabilitation,�retroͲfit,�reͲclad�or�reͲuse

• Infinite�combinations

Unique�functions�• interior�functions,�such�as�

natatoriums

Failures�Point�out�Need�for�Cx

• Architecture�profession�under�pressure�for�poor�designs.

• Construction�industry�under�pressure�for�poor�quality.

• Claims�by�USGBC�that�LEED�buildings�are�more�energy�efficient�have�been�seriously�questioned.

• Some�highly�touted�buildings�have�turned�out�to�not�have�building�enclosures�that�perform.

• Some�jurisdictions�have�gone�as�far�as�to�require�separate�review�by�building�enclosure�experts

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� Problems�in�new�buildings�are�commonplace

� These�problems�are�both�repetitive,�predictable,�and�preventable

� Some�building�types�and�components�fail�at�unusually�high�rates

� Some�things�put�buildings�at�extreme�risk,�but�it’s�usually�not spending�too�little�money�or�too�aggressive�schedules

Trends�in�Problem�Buildings

How�Walls�Fail�– Poor�Details

• Designers�who�only�illustrate�drainage�plane�details�through�plan�view�leave�reality�of�installation�to�contractor’s�imagination

• The�devil�in�the�detail�is�how�the�detail�works�in�3Ͳdimensional�planes

• Drainage�plane�details�should�drain�without�sealants�as�the�main�moisture�barrier�

When�to�Commission�the�Enclosureї Building�Typeї Complexityї Risk�Exposure/Tolerance

ї Team�Expertise

ї Certification�Requirements

ї Authority�Having�Jurisdiction

ї Code

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• By�Design�Trends:– Complexity�:�The�increasing�complexity�of�building�enclosure�design�to�achieve�sustainable�design�goals�prevalent�in�current�architectural�practice�has�lead�to�an�increase�in�responsibility�(and�liability)�for�the�architect.�

– PerformanceͲcritical�buildings:�Often�require�strictly�controlled�interior�environments�which�rely�upon�a�building�enclosure�which�is�installed,�and�continuously�operates�in�accord�with�established�criteria.�These�are�complex�interͲrelated�systems.

Current Building Code Requirements

106.1.3: Exterior Wall Envelope:

“Construction Documents for all buildings shall describe the exterior wall envelope in sufficient detail to determine compliance with this code. The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves, or parapets, means of drainage, water-resistive membrane, and details around openings.”

IBC• IBC�2009�– no�Cx requirements�for�BE• IECC�2009�– design�professional�shall�provide�evidence�of�

HVAC�system�completion�(5.3.2.9)• IECC�2012�– design�professional�shall�provide�evidence�of�

system�(HVAC�&�Lighting)�Cx &�completion�including:– Cx Plan�by�RDP�or�App’d Agency– Air�&�Hydronic systems�balance�report– Functional�Performance�Testing– Documentation�– O&M– Preliminary�Cx Report�with�written

consent�from�Owner– Final�Cx Report�within�90�days

CODE�IS�MINIMUM�REQUIREMENT!

By�practice,COMMISSIONING�IS�BEYOND�CODE�REQUIREMENT!

Recent�&�Future�Code�Changes

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LEED�Cx• LEED�NC�2009�(Fundamental�&�Enhanced)• LEED�(Version�4):

– “Fundamental”�– Same�as�2009�+�Design�Review• Includes�Building�Enclosure�for�OPR�and�BOD

– “Enhanced”�– Independent�CxA (2�to�6)• BECx 2�points,�Enhanced�3�points,�MBCx 1�point• References�ASHRAE�Guidelines�0,�1.1�and�NIBS�Guideline�3,�2006

• Prepare�a�CFR�&�O&M�Plan• Develop�onͲgoing�Cx Plan

SOME�GOVERNMENT,�FEDERAL,�STATE�and�CITY�organizations�require�BECx

ELECTRICAL� Lighting & Power� Energy

Consumption� Fire & Life Safety

PLUMBING SYSTEM� Storm Water� Water & Sewer� Water Efficiency

STRUCTURAL� Wind & Seismic

Loads� Flexibility� Floor Load

BUILDING ENCLOSURE� Moisture Barriers� Air Barriers� Vapor Retarders� Fenestration� Insulation� Roof� Waterproofing

HVAC SYSTEM� Proper Selection &

Sizing� Sufficient Run Time� Adequate

Pressurization & Ventilation

NIBS/ASHRAETotal�Building�Commissioning

Standards�&�Guidelines

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NIBS�Guideline�3�Ͳ 2006Exterior�Enclosure�Technical�Requirements�for�the�Commissioning�Process“The�Commissioning�Process�is�a�qualityͲoriented�process�for�achieving,�verifying,�and�documenting�that�the�performance�of�facilities,�systems,�and�assemblies�meets�defined�objectives�and�criteria.”��

The�Guideline�3Ͳ2006�Exterior�Enclosure�Technical�Requirements�for�the�Commissioning�Process�(available�at:�http://www.wbdg.org/ccb/NIBS/nibs_gl3.pdf)

NIBS�Guideline�32012“… the process by which the design and constructed performance of building enclosure materials, components, assemblies and systems are validated to meet defined objectives and requirements of the project, as established by the Owner.”

The Guideline 3-2012 Building Enclosure Commissioning Process available at: FREE

http://www.wbdg.org/ccb/browse_doc.php?d=7167

ASTM�E2813�(2012)�Standard�Practice�for�Building�Enclosure�Commissioning

available for: $47.00http://www.astm.org/Standards/E2813.htm

“This�practice�is�intended�to�serve�as�a�concise,�authoritative,�and�technically�sound�practice�for�Building�Enclosure�Commissioning�(BECx)�that�is�based�upon:• The�Owner�Project�Requirements• Clearly�defined�and�enforceable�levels�of�BECx• Minimum�core�competencies�required�of�the�BECxA and�associated�serviceͲ

providers�(see�4.2)�to�qualify�as�Fundamental�or�Enhanced�BECx under�this�practice.”

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ASTM�E2813:�Standard�Practice• Two�levels�of�BECx:

– Fundamental�&�Enhanced�(LEED�compatibility?)• Includes:

– Qualifications�for�BECxA– “process”�overlap/conflict�with�G’line 0 and�3– OPR:�Questions�representing�the�minimum�range�of�issues�&�concerns�that�must�be�considered�under�the�E2813�practice�during�the�development�of�the�OPR�to�determine�the�level�of�Cxand�functional�performance�testing�required�for�a�building�or�structure.�

– Design�Peer�Review:• Fundamental:�1�at�completion�of�CDs• Enhanced:�3�during�Design�Phase�(SD,�DD�&�CD)

– Addition�of�a�PreͲConstruction�phase– Mandatory�Testing– Does�not�accommodate�for�various�project�delivery�methods

ASTM�E2813�–Mandatory�Testing*:

Fundamental,�FIELD�mockͲup

Fundamental,��in�situ

Enhanced,�FIELD�mockͲup

Enhanced,�in�situ

Extra�info:

AIR�BORNE�SOUND E966OUTDOOR�SOUND E1014OUTDOOR�SOUND E1503WHOLE�BLDG�AIR E779WHOLE�BLDG�AIR E1827AIR E783 E783 E783 E783 *Opaque�walls

AIR E783 E783 E783 E783�(2x) *�WindowsAIR�BARRIER E1186 E1186IR FOR�WET�INSULATION�IN�ROOFS

C1153 C1153

WATER�FLOOD�TEST�Ͳ ROOFS D5957 D5957 *All�HZ�surfaces

WATER�Ͳ STATIC E1105 E1105 E1105 E1105�(2x)WATER�Ͳ DYNAMIC AAMA501.1WATER AAMA501.2 AAMA501.2 AAMA501.2 AAMA501.2ADHESION D4541 D4541 D4541ANCHOR STRENGTH�Ͳ CONCRETE E488 E488 E488PULL TESTING�Ͳ EIFS E2359 E2359 E2359 E2359ADHESION Ͳ SEALANT C794 C794 C794 C794�(3x)ADHESION�Ͳ SEALANT C1193,�X1Ͳ

Method�AC1193,�X1ͲMethod�A

C1193,�X1ͲMethod�A

C1193,�X1ͲMethod�A

SEISMIC/INTERͲSTORY DRIFT AAMA501.4 AAMA501.4*�Optional�tests�not�included�in�summary�table

ASTM�E2813�and�(upcoming)ASTM�Standard�Guide�for�BECx

Look�Ahead:• ASTM�“Practice”�coordinated�with�G’line 3�“Process”

• G’line 3�converted�to�“Standard”�language• BECxA and�BES�Certification

– University�of�Wisconsin,�Professional�Development�Program�:�BECxA Classes�&�Certification�(http://epdweb.engr.wisc.edu/Courses/course.lasso?myCourseChoice=N426)

– ASTM�Certification�– yet�to�be�defined• Certification�by�ASTM

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BECxA Definition�&�QualificationsGuideline�3�definitions:Building�Enclosure�Commissioning�Authority�(BECxA): Entity�who�is�designated�by�the�team�to�formally�document�the�project�specific�Building�Enclosure�Commissioning.�This�entity�should�be�trained,�experienced�and�knowledgeable�in�the�process�of�building�enclosure�commissioning�and�possess�basic�architectural�and�building�science�knowledge�of�the�design,�performance,�systems�and�construction�related�to�the�building�enclosure.�The�BECxA role�may�be�accomplished�by�the�BES,�CxA or�an�additional�member�to�the�team.Building�Enclosure�Specialist�(BES): This�person�or�party�is�deemed�an�“expert”�in�the�building�enclosure�systems�anticipated�to�be�used�on�the�proposed�building�and�possesses�the�experience�and�technical�qualifications�to�design,�critique,�validate�and�support�the�team�in�the�project�development�and�construction�validation.Commissioning�Authority�(CxA):�An�entity�identified�by�the�Owner�who�leads,�plans,�schedules,�and�coordinates�the�commissioning�team�to�implement�the�commissioning�process.�(Source:�ASHRAE�Guideline�0Ͳ2005)

BECxA Qualifications,�per�ASTM�E28134.2.1�BECxA Core�Competencies:4.2.1.1�Building�and�Materials�Science,�including,�at�a�minimum,�demonstrated�knowledge�of�the:(1)�Principles�associated�with�heat�transfer�via�conduction,�convection,�radiation,�and�air�infiltration/exfiltration;(2)�Principles�associated�with�moisture�storage�and�transport�via�gravity,�diffusion,�convection,�capillary�action,�absorbed�flow,�and�osmosis,�and;(3)�Characteristics�and�behavior�of�enclosureͲrelated�materials,�components,�systems,�and�assemblies�when�specified�for�a�given�application,�geographic�region,�location,�exposure,�or�climate,�and�corresponding�influence�on�workability,�durability,�serviceability,�performance,�and�anticipated�serviceͲlife.

4.2.1.2�Procurement�and�Project�Delivery,�including,�at�a�minimum,�demonstrated�knowledge�of�the:(1)�Influence of�the�project�delivery�method��selected�by�the�Owner�on�the�scope,�adaptation,�implementation,�and�cost�of�the�BECx process�as�defined�in�this�standard;(2)�Influence of�the�number�and�type�of�contracts��established�between�the�Owner�and�the�design�and�construction�teams�on�the�role�and�responsibilities�of�the�BECxAand�individual�members�of�the�BECx team;(3)�Influence of�design�and�construction�scheduling,�phasing,�and�sequencing�of�the�work�on�the�scope,�adaptation,�implementation,�and�cost�of�the�BECx process�as�defined�in�this�standard;(4)�Influence of�the�experience,�qualifications,�technical�depth,�and�commitment�of�both�the�design�and�the�construction�teams�to�the�BECx process�on�the�role�and�responsibilities�of�the�BECxA (and�BECx team),�the�range�and�technical�depth�required�of�the�BECx team,�and�the�anticipated�scope�and�cost�of�the�BECx process.��

BECxA Qualifications4.2.1�BECxA Core�Competencies:�(E2813�cont)4.2.1.3�Contract�Documents�and�Construction�Administration,�including,�at�a�minimum,�demonstrated�knowledge�of�the:(1)�Interrelationship�and�commonly�understood�hierarchy�that�exists�between�Procurement�Documents,�Contract�Documents,��Contract�Drawings�and�Specifications��developed�during�the�Design�Phase�of�the�BECx process,�as�well�as�submittals�and�legally�binding�Instruments�of�Change��issued�during�the�PreͲConstruction�(Procurement)�and�Construction�Phases�of�the�BECx process,�including�but�not�limited�to:�Addenda;�Submittals;�Architect’s�Supplemental�Instructions�and�Field�Directives;�Construction�Change�Directives,�and;�Change�Orders;��(2)�Influence of�enclosureͲrelated�design,�detailing,�and�integration��on�total�building�performance,�including�at�a�minimum�consideration�of�the�performance�attributes�listed�in�1.5�and�Annex�A1�of�this�practice;(3)�Influence of�product�selection,�allowable�construction�tolerances,�and�dimensional�requirements�to�accommodate�environmental�and�service�loads�on�detailing�at�interface�conditions�between�enclosureͲrelated�materials,�components,�systems,�and�assemblies,�and;�the�corresponding�influence on�sequencing,�phasing,�and�coordination�of�trades�during�the�Construction�Phase�of�the�BECx process;��(4)�Importance�of�material�compatibility�and�continuity�of�primary�heat,�air,�and�moisture�control�layers�throughout�the�building�enclosure�on�total�building�performance�and�the�appropriate�mitigation�of�risks�associated�with�improperly�managed�heat,�air,�and�moisture�transport�across�the�building�enclosure;(5)�Importance�of�the�timely�preparation�and�distribution�of�subjectͲdirect,�technically�sound,�and�actionable�documentation�and�feedback�to�the�Owner,�the�design,�and�the�construction�teams�throughout�the�Construction�Phase�of�the�BECx process.�

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BECxA Qualifications4.2.1�BECxA Core�Competencies:�(cont.)4.2.1.4�Performance�Test�Standards�and�Methodology,�including,�at�a�minimum,�demonstrated�knowledge�of�the:�(1)�PreͲconstruction�laboratory�and�fieldͲapplied�test�standards�and�methodology�referenced�in�this�standard��and�their�intended�use�and�application��in�evaluating�the�durability,�performance,�constructability,�and�anticipated�serviceͲlife�of�enclosureͲrelated�materials,�components,�systems,�and�assemblies;(2)��Importance�of�establishing�appropriate�and�quantifiable�thresholds�of�performance�and�accompanying�clear�and�unambiguous�definitions�of�failure��for�enclosureͲrelated�materials,�components,�systems,�and�assemblies�to�validate�the�OPR�and�BOD,�and�to�allow�for�proper�enforcement�of�the�contract�documents;(3)�Influence of�modifications�to�the�intended�use�and�application�of�preͲconstruction�laboratory�and�field�test�standards�and�methodology�on�the�appropriate�interpretation�of�test�results�and�their�relevance�to�the�requirements�of�the�contract�documents;(4)�Importance�of�ensuring�the�timely,�clear,�and�unambiguous�translation�transfer�of�all�information�relating�to�modifications�to�the�design,�construction,�and�integration�of�enclosureͲrelated�materials,�components,�systems,�and�assemblies�arising�from�preͲconstruction�laboratory�testing�to�the�field�during�the�Construction�Phase�of�the�BECx process;��(5)�Importance�of�recognizing�the�distinction�between�errors�and�omissions�in�architectural�and/or�product�design�vs.�defective�installation�and/or�workmanship�when�interpreting�field�test�results,�and;�the�techniques�available�during�the�development�and�implementation�of�field�testing�protocols�that�will�minimize�the�risk�for�confusion�and�misinterpretation�relative�to�the�requirements�of�the�contract�documents;(6)�Distinction�between�test�standards�and�methodologies�“recognized�in�the�industry”�or�otherwise�developed�by�industry�or�trade�associations�vs.�test�standards�developed�by�independent�standardsͲwriting�organizations�and�the�impact,�if�any,�on�the�enforcement�of�the�contract�documents�when�both�are�included�in�the�project�specifications.

The�Commissioning�Team• Everyone�involved�with�the�design,�

construction�and�approval�of�the��building�enclosure�systems�being�commissioned�has�a�role

• Commissioning�Authority��– Generally�manages�the�Cx process,�

selects/organizes�and�directs�the�team,�and�documents�the�process

– CxA is�supported�by�minority�partners,�Building�Enclosure�CxA,�etc

• Owner�• CM�and�Building�Enclosure�Subcontractors• AE/Designers�• Future�Users�and�Operator�• Contractors�and�Vendors• Safety�and�Approval�Authorities

The�BECxA• Technical qualifications�in�education• Associated�&�BECx experience

– Knowledge– Expertise– Objective– Sufficient�experienced�staffing– Tools�to�communicate– Independent

• Written�Report�at�various�stages�of�project,�outlining�findings�and�recommendations

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design�reviews�&�manuals

construction�observation�&� performance�testing

sustainablecomplex

Owner’s�Project�Requirements

achieve�performance�&�

function

enhance�durability

verificationdocumentation

enhance�quality

independent�&�experienced

BECx

31

interͲdependentLEED�/�IGCC,

etcenergyIAQ

comfort

BuildingEnclosure�

Commissioning(BECx)

Reduce�risk

Building�Enclosure�Cx:Skill�Set

Background:• History�of�the�Commissioning�Process• Building�Enclosure�Cx process• Existing�Building�Commissioning�process• OnͲgoing�commissioning• Total�Building�Cx• Documentation• Industry�organizations• Certifications�• Continuing�and�Fundamental�Education• Safety• Business,�contracts,�legalities�and�insurance


Fundamental�Knowledge:• Building�Science• High�Performance,�Energy�Efficiency�and�DayͲlighting• Basics�of�Building�Enclosures:�Materials,�Performance�and�

Systems• High�Performance�Building�Enclosures:�Criteria�and�Details• Details�and�Interfaces• Basics�of�HVAC• Building�Codes:�Past,�Current�and�High�Performance�Building�

Enclosures• Building�Enclosure�Field�Test�Standards/Methods• Appropriate�tests�for�building�enclosure�systems• Application�of�Field�Testing�methods• Post�occupancy�evaluation• Facility�engineer�training

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Practice�/�Workshops:• Development�of�the�OPR• Development�of�the�BECx plan• Performing�a�Design�Review• Development�of�the�BECx specification��

Supplemental�Course�Material:• Building�Enclosure�Simulation�Tools• Integration�of�BECx and�DLCx towards�Total�Building�Cx• Integrated�Cx on�High�Performance�buildings• Project�Delivery�methods�and�impact�on�Cx• What�it�takes�to�deliver�successful�projects• Staffing

Staffing�for�Building�Enclosure�Cx

• Recruits• Experience• Knowledge• Skills• Challenges• Certification

…�focus�is�on�quality�assurance…�

¾ BECx PreͲ Design�Phase�CxA Budget�/�ScopeCx Team�SelectionDefine�Team�Cx Roles�and�ResponsibilitiesDevelop�/�Assist�in�Owner’s�Project�Requirements�documentDevelop�BECx Design�Phase�Plan�included�in�Total�project�commissioning�planDesign�checklists

¾ BECx Design�Phase�

¾ BECx PreͲConstruction�Phase�(ASTM�E2813,�Not�required�by�Guideline�3)

…�focus�switch�to�quality�control�&�validation…

¾ BECx Construction�Phase�Phase

¾ BECx Occupancy�and�Operations�Phase

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The�Owners�Project�Requirements�documents�the�requirements�against�which�the�PreͲDesign,�Design�and�Construction,�and�Operation�will�be�evaluated�against.�

OPR�/�BOD“�The�Basis�of�Design�(BOD)�is�a�narrative�and�analytical�documentation�prepared�by�the�design�AͲE�along�with�design�submissions�to�explain�how�the�Owner's�Project�Requirements�(OPR)�are�met�by�the�proposed�design…�An�OPR�is�developed�for�an�owner/user�audience�while�the�BOD�is�typically�developed�in�more�technical�terms.”

http://www.wbdg.org/project/perform_req.php

Enclosure�Considerations�New�Buildings

• Owner’s�vision– Buildings�function– Image– Service�life– Expansion�strategy

• Budget�&�Schedule

• Owner�directives– Product�preferences

• Roof• Fenestration�system• Exterior�finish�materials


• Envelope�integrity– Leakiness– Allowable�levels�of�moisture�intrusion

– Weather�Resistance• Hurricane• Tornado

• Quality�requirements– Level�of�finish– Workmanship– General�exterior�appearance

– Durability• Service�life

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Enclosure�ConsiderationsNew�Buildings

• Occupant�requirements– Thermal�comfort– Visual�comfort– Connectivity�with�outside– Acoustics– Life�Safety

• Blast,�progressive�collapse,�etc.

– Restrictions�limitations• Blend�with�historical�fabric

Enclosure�Considerations:�New�Buildings• Occupant�requirements

– Level�of�occupant�control• Operable�windows

– O&M�staff�only– Individual�occupant– HVAC�interaction

– Operation�&�maintenance• Access• Level�of�maintenance• No.�of�O&M�staff

– Skill�set– Scope�of�work


• Sustainability– Energy�Efficiency�Goals– Daylighting– Indoor�Air�Quality– Local�and�Regional�Materials

– Recycled�Content– Heat�Island

• Geographical�Location– Weather

• Freeze�Thaw• Location�of�Vapor�Barriers

– Exterior�Shading– Solar�Access

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Enclosure�ConsiderationsExisting�Buildings

• Evidence�of�Deterioration– Spalling– Cracking– Dislocation– Sealant�pliability/flexibility– Sealant�adhesion– Corrosion– Erosion– Carbonization– DeͲlamination– Discoloration– Rot

• Moisture�Issues– Liquid�infiltration– Efflorescence– Condensation– Mold�&�Mildew– Absorption– Moisture�Content– Moisture�Transfer– Path�of�Moisture�Intrusion

Enclosure�ConsiderationsExisting�Buildings

• Limitations– Existing�Regulations– Historic�Designations

• Structural– Seismic– Envelope�Support– Connections

• Energy�Efficiency– Thermal�resistance

• Wall�Assemblies– Above�&�Below�Grade

• Fenestration�Assemblies• Roof

– Building�Tightness• Infiltration/Exfiltration

– Stack�effect– Capacitance�

The�Commissioning�Plan�(Cx)

5.2.4.1“The�Commissioning�Plan�identifies�processes�and�procedures�necessary�for�a�successful�Commissioning�Process.”

ASHRAE�Guideline�Ͳ The�Commissioning�Process,�ASHRAE�GUIDELINE�– 0Ͳ2005,�American�Society�of�Heating,�Refrigerating�and�AirͲConditioning�Engineers,�Inc.�Atlanta�GA,�www.ashrae.org

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BECx Plan

A�building�enclosure�commissioning�plan�shall�follow�the�established�phases�of�a�new�construction�project;�however�each�plan’s�tasks�and�objectives�may�vary�depending�upon�the�Owner’s�requirements�and�the�exterior�enclosure�design.�Each�plan�requires�comprehensive�documentation�throughout�each�phase�of�the�process.

…�focus�is�on�quality�assurance…�

¾ BECx PreͲ Design�Phase�

¾ BECx Design�Phase�Construction�Document�(drawings�&�specs)�Review�and�ReportProject�Team�MeetingsBuilding�Enclosure�Commissioning�SpecificationUpdated�OPR,�BOD,�Commissioning�Reviews�and�Plan�DocumentationReview�of�Cx Scope�and�budget

¾ BECx PreͲConstruction�Phase


¾ BECx Construction�Phase��

¾ BECx Occupancy�and�operation

Design�review�vs.�Peer�Review

“Peer�Review�has�the�potential�to�enhance�the�quality�and�reliability�of�the�design,�review,�and�construction�of�buildings,�structures�and�facilities.�It�provides�additional�assurance�of�the�completed�project’s�performance�by�adding�an�independent�and�experienced�voice�to�the�process.�The�review�would�be�performed�by�registered�architects,�engineers,�or�special�experts�with�knowledge�and�experience�comparable�or�exceeding�those�of�the�project’s�design�professionals�and�comparable�to�the�technical,�conceptual,�and�theoretical�aspects�of�the�project.”

General�Administrative�Provisions,�103.3.6.3�Contract�and�Peer�Review,�User’s�Guide�for�the�2003�ICC�Performance�Code�for�Buildings�and�Facilities.

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17

Current ICC Requirements

106.1.3: Exterior Wall Envelope:

“Construction Documents for all buildings shall describe the exterior wall envelope in sufficient detail to determine compliance with this code. The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves, or parapets, means of drainage, water-resistive membrane, and details around openings.”

Code = Minimal Requirements for safety, health and welfare

Design�Pressures�(DP)�/�ASCE�7

Each�building�is�unique�–exterior�enclosure�design,�functional�requirements,�environment,etc

ASHRAE�Zones

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18

• control�the�path�of�water�or�vapor,�air,�heat�flow,�light,�and�noise,�and�be�and�structurally�sound.�

• The�enclosure�assembly�must�consider�the�building’s�structure,�applied�loads,�resistance�to�fire�and�pests

• control�of�interior�conditioned�environment�

• secure• constructible�and�economical

• durable,�maintainable�and�responsible

Performance

Design�Review�Basic�Building�Science

AIR

High�to�Low

Air�Barrier�systemEnergy�Efficiency

HEAT

Hot�to�Cold

Continuous�insulation�(CI)

Thermal�bridging�effect

MOISTURE

Control/Disposal

ContinuityPermeability

Psychometric�Chart

4/19/2013

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Managing�Heat,�Air,�MoistureRadiation

Radiation

Managing�Heat,�Air,�Moisture

Radiation

• Thermal�Radiation– Electromagnetic�Radiation

• Reflected�or�Absorbed– Reflected/Absorbed�Energy

• Surface�Characteristics�

– Thermal�Emittance�(infrared)�• Surface�Characteristics�


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20

Radiation

• Material�temperature�during�the�day�is�a�function�of:– Color,�surface�reflectance,�and�

emissivity��characteristics�determine�amount�of�solar�energy�gain

– Color�and�surface�smoothness�determine�reflectance�


Radiation

• Material�temperature�during�the�day�is�a�function�of:– Emissivity�of�a�material�is�the�

relative�ability�of�the�material’s�surface�to�emit�energy�by�radiation.

– Materials�with�high�emissivity�dissipate�heat�faster�than�materials�with�low�emissivity


Radiation

• Solar�Reflectance�Index�(SRI):– Factors�solar�reflectance�and�emissivity�together�to�provide�of�a�

material�is�the�relative�ability�of�the�material’s�surface�to�emit�energy�by�radiation.

– High�SRI�=�Cooler�roofs– Low�SRI�=�Warmer�roofs


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21

Conduction�Terminology


Thermal�Bridges

• Relatively�high�heat�flow�area�through�the�building�envelope– Lowers/raises�surface�temperature�which�can�result�in�occupant�discomfort�due�to�the�radiant�affect

– Short�circuits�insulation�value�which�may�result�in�condensation�within�the�dry�zone�of�the�wall�assembly

– Increases�energy�intensity�and�carbon�emissions

Thermal�Bridges

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Assembly

Assembly

Assembly

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23

Capacitance

• Thermal– Specific�heat�capacity�(c)

• Change�in�heat�(energy)�of�unit�mass�of�material�for�unit�change�of�temperature�in�Btu/lbͼ°F

– Volumetric�heat�capacity�(ʌc)• Change�in�heat�stored�in�unit�volume�of�material�for�unit�change�of�temperature,�in�Btu/ft3ͼ°F


Capacitance

• Thermal�Mass– Provides�"inertia"�against�temperature�fluctuations

• McpȴT=Q


Moisture�Flow• Vapor�Transfer

– Vapor�transmission– Negative�Pressurization

• Liquid�Transfer– Capillary�Action– Gravity– Wind– Negative�Pressurization– Condensation/Dew�Point


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• Hygrothermal�Loads


• Hygrothermal�Loads


Simulation�Tools�ͲWall�Analysis��

• Correct�weather�assumptions?

• Correct�interior�conditions�assumptions?�

• What�are�the�contributing�factors�to�indoor�humidity?

4/19/2013

25

Heat�Transfer�simulationLocation:�Birmingham,�AlabamaExt�Temperature:�24°F�(from�AHRAE�2009�ͲBirmingham�Municipal�Airport)Int Temperature:�72°FRH:�35%Dewpoint:�42�°FInsulation�Height:�48”�from�top�of�concreteInsulation�Thickness:�4”

44.3�°F

46.0�°F

TwoͲDimensional�Building�HeatͲTransfer�ModelingTHERM�is�a�stateͲofͲtheͲart,�Microsoft�Windows™Ͳbased�computer�program�developed�at�Lawrence�Berkeley�National�Laboratory�(LBNL)�for�those�interested�in�heat�transfer.�Using�THERM,�you�can�model�twoͲdimensional�heatͲtransfer�effects�in�building�components�such�as�windows,�walls,�foundations,�roofs,�and�doors;�where�thermal�bridges�are�of�concern.�THERM's�heatͲtransfer�analysis�allows�you�to�evaluate�a�product’s�energy�efficiency�and�local�temperature�patterns,�which�may�relate�directly�to�problems�with�condensation,�moisture�damage,�and�structural�integrity.

http://windows.lbl.gov/software/therm/therm.html

Transient�Hygrothermal�Analysis

WUFI Pro 5.08760 Hour Calculations

WUFIͲORNL/IBP�is�a�menuͲdriven�PC�program�which�allows�realistic�calculation�of�the�transient�coupled�oneͲdimensional�heat�and�moisture�transport�in�multiͲlayer�building�components�exposed�to�natural�weather.�It�is�based�on�the�newest�findings�regarding�vapourdiffusion�and�liquid�transport�in�building�materials�and�has�been�validated�by�detailed�comparison�with�measurements�obtained�in�the�laboratory�and�on�outdoor�testing�fields.�

http://www.ornl.gov/sci/btc/apps/moisture/

Wall�Vapor�Transmission�Profiles

E111999005ATL\sc 108. FH8

Finished WoodStrips OverCloth Finish

1.5” Air Space

100

90

80

70

60

50

Surface Temperature

Dew Po in t

100

90

80

70

60

50

Insid e A ir Fi lm

1/2” Gypsum Wall Board

1” Polystyrene Insu lation

C eme ntit ious Water Proof Coa ting8” C MU Outside Air Fi lm

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26

Wall�Vapor�Transmission�Profiles

Inside Air Film

E 111999005A TL\sc 107.FH8

100

90

80

70

60

50

1/2” Gypsum Wall Board

1” Polystyrene InsulationCementi tious Water Proof Coating

8” CMU

100

90

80

70

60

50

Surface Temperature

Vinyl

Outs ide Air Film

Condensationin Wall

Dew Point

Wall�AnalysisWall Component Thickness Plane R-Value Surface Temp Sat. Vapor Pressure Vapor Resistance Vapor Pressure Dewpoint Temp Relative Humidity

(Inches) Location (F-SF-H/BTU) (F) (in. Hg) (Rep) Profile (F) (%)

OUTDOOR 93.0 0.9359 60.0%EXTERIOR AIR FILM 0.000 0.000 0.170 92.7 1.5473 0.000 0.9359 77.0 60.5%

BRICK MASONRY 4.000 4.000 0.440 91.9 1.5082 1.300 0.5889 63.4 39.0%

AIR GAP 2.000 6.000 1.000 90.0 1.4225 0.017 0.5845 63.2 41.1%

DENS GLASS 0.625 6.625 0.560 88.9 1.3765 0.020 0.5792 62.9 42.1%

METAL STUD 6.000 12.625 1.125 86.8 1.2880 0.050 0.5658 62.3 43.9%

6" CMU 6.000 18.625 1.340 84.3 1.1890 0.417 0.4546 56.2 38.2%METAL STUD W/ 3.5" R-13 BATT INSULATION 3.500 22.125 5.360 74.3 0.8560 0.050 0.4413 55.3 51.6%

0 0.000 22.125 0.000 74.3 0.8560 0.000 0.4413 55.3 51.6%GYPSUM WALL BOARD 0.625 22.750 0.560 73.3 0.8264 0.020 0.4359 55.0 52.7%INTERIOR AIR FILM 0.000 22.750 0.680 72.0 0.7916 0.000 0.4359 55.0 55.1%

INDOOR 72.0 0.4359

CORRECTED VALUE: 11.24 1.87

Wall�Vapor�Transmission�Graph

Summer Conditions

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27

Sample�Vapor�Transmission�Graph

Winter Conditions

DESIGN CONDITIONS

OUTDOOR CONDITIONS: 5.0F Dry Bulb 95%RH

Dewpoint Temperature: 4.0F

Vapor Pressure 0.0464IN. Hg

INDOOR CONDITIONS: 68.0F Dry Bulb 30%RH

Dewpoint Temperature: 35.4F

Vapor Pressure: 0.1988IN. Hg::

Wall�Analysis

Thickness Plane R-Value Surface Temp Sat. Vapor Pressure Vapor Resistance Vapor Pressure Dewpoint Temp Relative Humidity(Inches) Location (F-SF-H/BTU) (F) (in. Hg) (Rep) Profile (F) (%)

5.0 0.0464 95.0%0.000 0.000 0.170 6.0 0.0513 0.000 0.0464 4.0 90.5%4.000 4.000 0.440 8.4 0.0581 1.300 0.1521 28.3 261.8%2.000 6.000 1.000 14.0 0.0769 0.017 0.1535 28.5 199.7%0.625 6.625 0.560 17.2 0.0896 0.020 0.1551 28.7 173.0%6.000 12.625 1.125 23.5 0.1214 0.050 0.1592 29.3 131.1%6.000 18.625 1.340 31.0 0.1723 0.417 0.1931 34.7 112.1%3.500 22.125 5.360 61.0 0.5417 0.050 0.1971 35.2 36.4%0.000 22.125 0.000 61.0 0.5417 0.000 0.1971 35.2 36.4%0.625 22.750 0.560 64.2 0.6051 0.020 0.1988 35.4 32.8%0.000 22.750 0.680 68.0 0.6907 0.000 0.1988 35.4 28.8%

68.0 0.1988

11.24 1.87

Wall�Analysis

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28

Managing�Heat,�Air�Moisture

• Water�Flow�by�Capillary�Suction– The�contact�wetting�angle�is�the�angle�between�the�water�meniscus�and�capillary�surface.�

– The�smaller�this�angle,�the�larger�the�capillary�suction.�

– In�hydrophilic�(waterͲattracting)�materials,�the�contact�wetting�angle�is�less�than�90°

– In�hydrophobic�(waterͲrepelling)materials,�it�is�between�90�and�180°

Hygrothermal�Loads

• Liquid�Flow�at�Low�Moisture�Content– Surface�diffusion�is�defined�as�molecular�movement�of�water�adsorbed�at�the�pore�walls�of�the�material.�

– Liquid�flow,�if�present�at�low�moisture�content,�can�be�described�by�capillary�flow.

– It�is�difficult�to�distinguish�between�liquid�flow�by�suction�and�water�vapor�flow�by�diffusion�in�porous,�hygroscopic�materials



Air�Movement�Through�a�Building�

Common Belief -“Smart Air Syndrome”Common Belief -“Smart Air Syndrome” Actual ProcessActual Process

4/19/2013

29

Air�Movement�Through�a�Building�

Airflow�Test�and�Balancing

Measured by TAB

TAB�Often�Misses

Missed by TAB

Measured by TAB

4/19/2013

30

Good�Air�Flow

- +

Exhaust on

Bad�Air�Flow

+ +

Exhaust off

-

How�Walls�Fail�Design/Construction/Operation

• Negative�pressurization�infiltrating�unconditioned�OSA– Stack�affect– Insufficient�OSA�volume

– Leaky�envelope

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31

Managing�Heat,�Air�MoistureAir�and�Moisture�

How�Walls�Fail�Ͳ Design

• No�Vapor�Transmission�Analysis

• HVAC�design�&�operation�and�wall�construction�provide�conditions�perfect�for�mold�&�mildew

Managing�Heat,�Air�MoistureAir�and�Moisture�

4/19/2013

32

Controlling�the�Elements• Rainwater

– Walls– Doors�&�Windows– Details

• Air

Air�and�Moisture�Managing�Heat,�Air�Moisture

Wind�Driven�Rain


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33

Gravity�and�Rain


Building�Enclosure�Design�Elements

• Exterior�Cladding• Wet�Zone• Dry�Zone• Drainage�Plane• Air�Barrier• Vapor�Barrier

• Vapor�Retarder• Waterproofing• Insulation�Element• Structural�Element• Interface�Condition• Flashing• End�Dams



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34

Moisture

• Moisture�capacitance• Moisture�content• Moisture�ratio• Specific�moisture�content• Moisture�transfer

Controlling�the�Elements

• Air�Leakage– Pressurization– Infiltration

• Quality�of�Air– Conditioned– Unconditioned

Air• Transfer

• Wind• Thermal�Buoyancy�(Stack�Effect)• Negative�Pressurization�(HVAC)

• Air�Flux• Construction�Materials• Openings

• Air�permeability• Air�permanence

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35

Expansion�and�Contraction

• Change�in�Temperature–Changes�Size�

Evaluating�Vapor�Transmission• Environmental�Hydrothermal�loads

–Hourly�simulations»Daytime»Nighttime

• Ambient�Temperature�and�Humidity–Solar�vapor�drive�and�interstitial�condensation–Vapor�transmission�analysis�

Wall�Dynamics

• Drying�of�Assembly– Orientation�&�Exposure– Level�of�saturation– Indoor/Outdoor

• Temperature/Humidity

– Physical�Properties�Wall�Components

– Vapor�permeance– Air�movement�

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Management�of�The�Elements

• Most�walls�transfer�heat�and�moisture– Rainwater/Bulk�water�

movement– Air�Flow– Diffused�Vapor�Flow

• Transfer�rates– Resistance�to�flow

• Moisture• Air• Thermal

• Wall�assembly�components– Barriers

• Moisture• Air• Thermal

– Retarders– Storage�Capacity

• Ability�to�store�&�hold– Moisture– Thermal

Overview• Impact�of�Building�Enclosure�on�the�HVAC�system

• HVAC�system�issues�contributing�to�enclosure�failures�

• Interactions�between�Building�enclosure�&�HVAC�System

Energy�Profile�of�Buildings

Source:�LBNL�2009

4/19/2013

37

Energy�Profile�In�Buildings

HVAC�Envelope�Loads

• Conduction

• Solar

• Infiltration/Exfiltration

• Ventilation

HVAC�Envelope�Loads

4/19/2013

38

Solar�Loads

HVAC�Loads• Impact�of�Building�Enclosure�Form�&�Orientation

– Annual�solar�radiation�received�is�a�function�of�orientation�and�latitudeDate Solar�Time Solar�Position BTUH/Sq.�Ft.�total�insolation�on�surface

Jan�21

AM PM Alt AZM

Normal Horz.

South�facing�surface�angle�with�horiz.

14 24 34 44 90

7 5 4.8 65.6 71 10 17 21 25 28 31

8 4 16.9 58.3 239 83 110 126 137 145 127

9 3 27.9 48.8 288 151 188 207 221 228 176

10 2 37.2 36.1 308 204 246 268 282 287 207

11 1 43.6 19.6 317 237 283 306 319 324 226

12 46.0 0.0 320 249 296 319 332 336 232

Surface�daily�totals 2766 1622 1984 2174 2300 2360 1766

June�21

6 6 9.3 111.6 97 29 20 12 12 11 7

7 5 22.3 106.8 201 103 87 73 58 41 13

8 4 35.5 102.6 242 173 158 142 122 99 16

9 3 49.0 98.7 263 234 221 204 182 155 18

10 2 62.6 95.0 274 280 269 253 229 199 18

11 1 76.3 90.8 279 309 300 283 259 227 19

12 89.4 0.0 281 319 310 294 269 236 22

Surface�daily�totals 2997 2574 2422 2230 1992 1700 204

TABLE�A2.6a�Solar�Position�and�Insolation�Values�for�24�Degrees�North�LatitudeFrom�Kreider,�J.F.�and�F.�Kreith,�“Solar�Heating�and�Cooling,”

HVAC�Loads

4/19/2013

39

http://www.efficientwindows.org/

Window�Orientation

Effects�of�Shading

4/19/2013

40

Enclosure�Design�&�Daylighting

• Natural�Light�&�Views– Achieve a minimum

Daylight Factor of 2% in 75% of space occupied for critical visual tasks

– Provide direct line of sight to vision glazing for 90% of all regular, high-occupied spaces

Daylighting

Building�Enclosure�is�just�one�of�Multiple�systems�Involved�in�Daylighting

4/19/2013

41

The�Right�Kind�of�Daylighting

Virtual�Daylight�Modeling

HVAC�&�Building�Enclosure�interaction“the over-all function of an exterior wall, in conjunction with floors and roofs, is to provide a barrier between indoor and outdoor environments, so that the indoor environment can be adjusted and maintained within acceptable limits.”

Hutcheon N. CBD 48, 1963

• Air�infiltration/exfiltration• Concealed�moisture/condensation• External�boundary�pressures�&�internal�

pressures.

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42

Infiltration/Exfiltration

• Summary�of�the�air�leakage�data�for�the�201�U.S.�commercial�and�institutional�buildings

Airtightness�of�Commercial�Buildings�in�the�U.S.Building�and�Fire�Research�Laboratory,�National�Institute�of�Standards�and�Technology

Infiltration/Exfiltration• Normalized�building�air�leakage�vs.�height�of�building�(in�stories)

Infiltration/Exfiltration• Normalized�building�air�leakage�vs.�year�of�construction

4/19/2013

43

Ventilation• Purpose�provide�minimum�ventilation�rates�and�other�measures�intended�to�provide�indoor�air�quality�that�is�acceptable�to�human�occupants�and�that�minimizes�adverse�health�effects.– Contaminates�generated�in�indoor�environment

• Occupants– Activities– Number

• Building�Pressurization

Why�Pressurization�Matters

• Effects�of�Untreated�outdoor�air– Winter�

• Occupant�comfort– Drafts�and�stratification�interfere�with�temperature�control�

– Summer• Occupant�comfort

– Drafts�and�stratification�interfere�with�temperature�control�

• Moisture�buildup�in�interior• Interior�condensation�on�cool�surfaces

– Mold�&�Mildew

Pressurization

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Exterior�Enclosure�Tightness• Architect�&�HVAC�Designer

– Minimizing�air�leakage• Fenestration�System• Penetrations

– Doors,�plumbing,�electrical,�louvers,�ducts– Use�of�vestibules/air�locks

• Internal�Vertical�Paths– Stair�wells,�mechanical�shafts,�elevator�shafts,�cavities�(spaces�along�floor�slabs�and�exterior�enclosure

– Connections�between�architectural�elements

• HVAC�Design– Make�up�air�system�in�excess�of�exhaust�capability�+�spill�at�all�operating�conditions�and�exceeds�TAB�allowable�tolerance�

Exterior�Enclosure�Tightness• Architect�&�HVAC�Designer

– Minimizing�air�leakage• HVAC�Design�requirements�(continued)

– Free�of�obstruction�of�return�air�paths�back�to�the�AHU– Balance�between�supply�and�exhaust�for�each�HVAC�zone�– Test�and�balance�of�entire�building– Pressure�mapping�through�all�operating�modes

More�Air�Required�for�Pressurization

4/19/2013

45

HVAC�System�Contribution�to�Enclosure�Failure

HVAC�System�Contribution�to�Failure

Summary• Design�of�the�building�enclosure�affects

– Occupant�comfort– Energy�consumption– HVAC�sizing

• Ventilation/Pressurization

– Lighting�• Visual�Acuity• Glare�

– Views

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46

Summary• Design�of�the�HVAC�affects

– Humidity�control– Thermal�comfort– Pressurization

Perform�review�checking�at�SD,�DD,�50%�and�coordination�review�at�90%.�(MIN.�3�reviews)

Identify�and�address�problems�before�they�occur:

¾ Perform�comprehensive�technical�review and�analysis�¾ including�all�influencing�factors�impacting�

the�performance,�durability�and�maintenance�of�the�building�enclosure.

¾ Perform�computer�based�thermal�modeling�to�predict�performance�of�wall�assembly.

¾ Ensure�owner�/�user�satisfaction

Review�constructability�of�details:

¾ Provide�recommendations�to�Owner�/�A/E�for�consideration�regarding�details�impacting�performance.

¾ Determine�schedule�/�sequencing�impacts�early

Document�Review(s)�and�Report

Project�Team�Meetings

• Charette style• Detail�development�/�

refinement• Owner�/�Design�/�

construction�team�input

• Schedule• Timing

4/19/2013

47

PENCIL TESTContinuity of barriers

¾ Building�Enclosure�Commissioning�specification�¾ Coordinate�all�BECx relationships�and�aspects�of�the�project.�

¾ The�BECx specification�should�clarify�the�field�testing�and�shall�be�included�in�the�Project�Manual,�Section�1,�in�coordination�with�specifications�addressing:

¾ Contractor�Quality�Assurance�and�Control¾ Moisture�Prevention�Procedures�during�Construction¾ Building�Enclosure�Performance�Requirements�(inclusive�of�the�Air�Barrier)¾ Testing�and�Inspection�Services¾ Project�specific�Substitution�Request�Form�for�building�enclosure�

components.�

Building�Enclosure�Cx Specification

4/19/2013

48

SECTION�01��91�13BUILDING�ENCLOSURE�COMMISSIONINGGENERAL

1.1 WORK�INCLUDED

• Commissioning�requirements�common�to�all�Exterior�EnclosureͲRelated�Sections.• Validation of�proper�and�thorough�installation�of�Exterior�Enclosure�components.�• Documentation�of�tests,�procedures,�and�installations.• Coordination�and�requirements�for�field�mockͲup,�trial�installation�and�Functional�Performance�Testing�

events.

1.2 GENERAL�DESCRIPTION

A. Statement�of�Exterior�Enclosure�Design�Intent�(EEDI):

B. Exterior�Enclosure�Commissioning�(EECx)�is�the�process�of�ensuring�that�all�building�enclosure�components�are�installed�and�perform�collectively�according�to�the�EEDI�and�that�the�installation�is�adequately�tested�and�that�the�specified�performance�is�verified�and�documented.��

It�serves�as�a�tool�to�identify�deficiencies�in�the�building�enclosure�during�the�preconstruction�and�construction�phases�in�an�effort�to�advance�the�building�enclosure�components�from�mockͲup�installations,�through�installation�of�the�separate�components�on�the�structure,�to�a�fully�integrated,�weatherͲtight�assembly�prior�to�occupancy,�thereby�reducing�impact�on�the�building�end�user.

C. The�Exterior�Enclosure�Commissioning�Coordinator (EECxC)

…�focus�is�on�quality�assurance…�¾ BECx PreͲDesign�Phase�¾ BECx Design�Phase�

¾ BECx PreͲConstruction�Phase�(Not�required�by�the�Guideline�3�Process)MockͲUp�Shop�Drawing�and�Submittal�Review�AssistanceObservation�of�MockͲup�and�Performance�TestingPreconstruction�MockͲup�Performance�Testing

¾ BECx Construction�Phase�Services�

¾ BECx Occupancy�and�Operation

PreͲConstruction�Phase

Laboratory�Performance�MockͲUp

Allows�for�evaluation�of�the�design�prior�to�wide�spread�construction

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49

MockͲUp�Process�Ͳ Visits�to�Fabrication�Plant

BECxA can�visit�the�shop�where�the�curtain�wall�is�being�fabricated.�Components�are�shipped�to�the�testing�laboratory�and�erected.�Complete�laboratory�testing�in�accordance�with�ASTM�E2099.�Susceptible�details�are�reviewed�and�tested�for�air,�water�leakage�and�potential�to�develop�condensation.

Tests�for�water,�air�and�structure�per�ASTM�E�2099Ͳ00(2007)�Standard�Practice�for�the�Specification�and�Evaluation�of�PreͲConstruction�Laboratory�Mockups�of�Exterior�Wall�Systems,�performed�by�qualified�independent�test�lab.

Typical�test�sequence:

¾ Static�Air�Infiltration�Test�(ASTM�E283)¾ Static�Water�Test�(ASTM�E331)¾ Dynamic�Water�Test�(AAMA�501.1Ͳ83)¾ Uniform�Load�Test�(ASTM�E330)¾ Static�Water�Test�(ASTM�E331)�¾ Interstory�Drift�/�Lateral�and�Vertical�Movement�

(AAMA�501.4Ͳ200)¾ Static�Water�Test�(ASTM�E331)¾ Thermal�Cycle�(AAMA�501.5)�¾ Dynamic�Water�Test�(AAMA�501.1Ͳ83)¾ Structural�Overload�Test�¾ Thermal�Resistance�Test�(AAMA�1503)

MockͲup�Performance�Testing

MockͲup�Report�/�Action�Items

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…�focus�is�on�quality�assurance…�¾ BECx PreͲDesign�Phase¾ BECx Design�Phase�¾ BECx PreͲConstruction�Phase�


¾ BECx Construction�Phase��Shop�Drawing�and�Submittal�ReviewDevelopment�of�ChecklistsPreͲConstruction�BE�Commissioning�MeetingBuilding�Enclosure�Trade�Coordination/PreͲConstruction�MeetingsPeriodic�OnͲSite�“Construction�Milestone”�ObservationPerformance�TestingBuilding�Enclosure�Commissioning�Construction�MeetingsClose�Out�Report

¾ BECx Occupancy�and�Operation�Phase�

The�ProcessSubmittal�Reviews

• TechnicallyͲfocused�review�of�the�building�enclosure�submittals

• Meet�performance�objective�/�OPR?

• Interface�with�design�and�construction�team– Performance�and�constructability�of�details

– Impacts�to�schedule�and�cost�

– Durability�– Compatibility�/�Adhesion– Coordination�between�submittals

Construction�Check�Lists1.2 GENERAL�DESCRIPTIONC. The�Building�Enclosure�Commissioning�

Authority�(BECxA) shall�work�with�the�Contractor�and�Contractor’s�Quality�Assurance�and�Quality�Control�Plan�and�personnel�to�oversee�the�BECx processes�and�performance�testing.��The�BECxA will�observe�tests�as�deemed�appropriate.��All�required�testing�will�be�performed�and�paid�for�by�the�Owner.

• Development�&�Refinement�of�Check�Lists�with�assistance�of�trades

• Individual�Trade�PreͲcon�Meetings

• Collaborative�contractor,�subcontractor�and�BECxAquality�oriented�review�of�work

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During�construction• Moisture�Management�Plan

Construction�Water

• Protection�of�Equipment�&�Materials

Management�Protocols:Cx Authority�Role�In�Directives

• CA�is�Advisory• CA�can�not�direct�AE�or�direct�work�during�Construction�Phase

• Construction�directive�protocols�and�procedures�are�not�changed�due�to�a�formal�Cx process

• Deficiencies�identified�by�CA�are�submitted�for�information�only.��Contractor�may�react�to�them�but�is�not�obligated.– “Part�1.8.2�Ͳ Deficiencies�Identified�by�the�BECxA”

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Construction�Phase

• Development�&�Refinement�of�Installation��Check�Lists�with�assistance�of�trades

• Individual�Trade�PreͲcon�Meetings

• Collaborative�A/E,�contractor,�subcontractor�and�BECxA quality�oriented�review�of�work

Jobsite�BECx�Activities

• On�site�Construction�Observation,�• Verification�of�Checklist�implementation• Discussion�of�Issues�with�GC’s�QC�

Coordinator�on�site• Development�of�Field�Sketches�for�

unforeseen�conditions�/�Design�“Refinement”�for�AͲoͲR�consideration

• Coordination�of�BECx meetings• Observation�of�Field�Testing�&�

Documentation

• Safety�Awareness�

Construction�Observation

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¾ Tracking�of�field�deficiencies�and�“open/closed”�action�item�logs

¾ Assemble�Building�Enclosure�CxReport

¾ BECx�Field�Meetings

Action�Item�No.�38System�Reviewed:�WaterproofingDate:�23�May 2008Area�Reviewed: NW�Reentrant�Corner (Column�Line C:�1�to�3�and�Column�Line�3:�A�to�C), Ground�FloorWeather: 60�Deg�F�/ Mostly�CloudyWJE�Rep:�MKPresent: GC�(DB &�JM)

Description:WJE�observed unprotected�waterproofing�membrane�that�included�the�following�deficiencies: 1)�large�pockets�of�water�beneath�the�waterproofing�membrane;�2)�tears�at�slab�edge transitions�along�the perimeter�of�the�first�floor�slab;�3)�exposure�to�excessive�debris�including�welding�rods,�miscellaneous�metals�(some�partially�melted�into�the�waterproofing�membrane),�and�concrete�debris.�

It�is�important�to�note�that�the large�pockets�of�water observed�beneath�the�waterproof�membrane�currently�appear�to�be�isolated to areas�outboard�of�the�precast�concrete�panels.�WJE�continues�to�recommend�that�all�exposed�waterproofing�membrane is�protected�from�onͲgoing work�in�these�and�adjacent�areas. GC�to�confirm�that�these deficiencies�are�repaired�and�that�protection�will�be�provided.

Documentation�of�Observations

Types�of�Testing?• Air�Infiltration• Water�Infiltration• Water�Absorption• Structural�Load• Seismic�Racking• Thermal�Performance• Acoustics

• Accelerated�Aging• Membrane�Adhesion• Sealant�Adhesion• Anchor�PullͲout• Infrared�Thermography

• Whole�Building�Air�Tightness

The�Process• project�specific�&�

comprehensive

• demonstrate�that�each�Building�Enclosure�system,�and�system�to�system�interfaces�meet�or�exceed�the�performance�requirements�of�the�OPR,�Contract�Documents�and�the�Building�Enclosure�Design�Intent

• random�selection

• early�in�construction

Performance�Tests

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Performance CriteriaDefining Air Tightness Performance:

Curtain wall and skylights have an allowable air leakage0.06 cfm ft2 at 6.24psf in accordance with ASTM E283Standard Test Method for Determining Rate of Air LeakageThrough Exterior Windows, Curtain Walls, and Doors UnderSpecified Pressure Differences Across the Specimen.

The industry standard organization, AAMA typically allowsfor an increase in air leakage allowance of 150% of designconditions. This equates to an installed air leakageallowance of 0.09 cfm ft2 at 6.24psf. Field Testing shall beperformed in accordance with ASTM E783 Standard TestMethod for Field Measurement of Air Leakage ThroughInstalled Exterior Windows and Doors

Defining�water�leakage:• Definition�of�water�leakage�per�AAMA�and�ASTM,�

allows�water�leakage�that�enters�the�interior,�but�does�not�penetrate�beyond�the�inner�most�plane�of�the�framing�to�be�considered�a�“pass”.

• AAMA�502Ͳ08�Voluntary�Specification�for�Field�Testing�of�Newly�Installed�Fenestration�Products,�parallels�ASTM�E1105’s�definition�of�water�leakage.

• AAMA�503�Ͳ08�Voluntary�Specification�for�Field�Testing�of�Newly�Installed�Storefronts,�Curtain�Walls�and�Sloped�Glazing�Systems�allows�for�up�to�½�oz�of�water�to�collect�on�top�of�an�interior�frame�surface�and�does�not�spill�over�to�be�considered�a�“pass”�.

**�Define�leakage�in�accordance�with�your�own�assessment�of�the�risk�and�long�term�durability.�Is�any�water�to�the�interior�side�of�the�framing�system�acceptable?

Performance Criteria

Defining�Pressure�Differential:�Penetration�resistance�determined�per�ASTM�E1105�/AAMA�503Ͳ08�states:4.3.1�Water�penetration�resistance�tests�shall�be�conducted�at�a�

static�pressure�of�2/3�(0.667)�of�the�specified�project�water�penetration�test�pressure�but�not�less�than�4.18psf.�(approx.�40mph�wind)

AAMA�502Ͳ08�4.3.�Water�penetration�resistance�tests�shall�be�conducted�at�a�

static�pressure�of�2/3�(0.667)�of�the�specified�project�water�penetration�test�pressure�but�not�less�than�1.19psf.�(approx.�28mph�wind)�

Example:�A�product�rated�as�CͲ50�shall�be�field�tested�at�a�pressure�differential�of�(.15)(50)=7.50�psf�x�0.667=5.00�psf

The�issue�of�the�“TwoͲThirds�rule”:• AAMA�allows�a�reduction�from�the�lab�test�pressure�to�the�

field.�• AAMA�outlines�this�as�“reasonable�adjustment�for�

differences�between�a�laboratory�test�environment�and�a�field�test�environment”.�

• AAMA�502Ͳ08�and�503Ͳ08�allow�the�architect�to�waive�this�requirement�in�favor�of�field�testing�at�the�static/cyclic�full�design�pressure�differential�specified�under�Performance�Requirements�of�the�appropriate�specification�section.

**Clearly�identify�in�the�specifications�the�design�pressure�and�field�test�criteria�to�avoid�confusion.�

Performance Criteria

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Testing�for�air�infiltration

ASTM�E283:�Standard�Test�Method�for�Determining�Rate�of�Air�Leakage�Through�Exterior�Windows,�Curtain�Walls,�and�Doors�Under�Specified�Pressure�Differences�Across�the�Specimen

4.1�“The�test�consists�of�sealing�a�test�specimen�into�or�against�one�face�of�an�air�chamber,�supplying�air�to�or�exhausting�air�from�the�chamber�at�the�rate�required�to�maintain�the�specified�test�pressure�difference�across�the�specimen,�and�measuring�the�resultant�air�flow�through�the�specimen.”�

Tare bag

Testing�for�air�infiltrationAir�infiltration�is�determined�by�a�calibrated�high�precision�mass�flow�meter.�The�specimen�is�subjected�to�a�constant�air�pressure�differential.�

The�difference�in�air�leakage�amounts�detected�after�considering�barometric�pressure�and�air�temperature�provides�the�total�air�infiltration.�

Test�results�determine�a�Pass/Fail�rating�based�upon�preͲdetermined�criteria.

Flow

meter Smoke bottle tests for air leak locations combined with pressurizing chamber

ASTM�E331:�Standard�Test�Method�for�Water�penetration�of�Exterior�Windows,�Skylights,�Doors,�and�Curtain�Walls�by�Uniform�Static�Air�Pressure�Difference

4.1�“This�test�method�consists�of�sealing�the�test�specimen�into�or�against�one�face�of�an�air�chamber,�supplying�air�to�or�exhausting�air�from�the�chamber�at�the�rate�required�to�maintain�the�specified�test�pressure�difference�across�the�specimen,�while�spraying�water�onto�the�outdoor�face�of�the�specimen�at�the�required�rate�and�observing�any�water�penetration.”�

Comparison of Water Test Pressure with Wind Speed

Testing�for�water�leakage

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Testing�for�water�leakage

Water�resistance�tests�are�performed�on�specimens�to�check�for�water�penetration�under�cyclic�and�static�air�pressure.�The�air�pressure�is�intended�to�simulate�actual�natural�weather�characteristics�such�as�normal�and�extreme�rainstorm�with�wind�events.�

The�spray�rack�is�calibrated�to�deliver�water�application�against�the�exterior�surface�of�the�specimen�at�a�rate�of�3.4L/m2min�(5.0�U.S.�gal/sf/hr)�at�the�required�cycle�and�pressure�conditions.�

Predetermined�criteria�for�water�penetration�determines�the�pass/fail�result.

Calibrated spray rack

Observe for leaks at interior of chamber

Dynamic test AAMA 501.1-05 Standard Test Method for Exterior Windows, Curtain Walls, and Doors for Water Penetration Using Dynamic Pressure

Structural�Performance�Test

ASTM�E330:�Standard�Test�method�for�Structural�performance�of�Exterior�Windows,�Curtain�walls,�and�Doors�by�Uniform�Static�Air�pressure�Difference

4.1�“This�test�method�consists�of�sealing�the�test�specimen�into�or�against�one�face�of�an�air�chamber,�supplying�air�to�or�exhausting�air�from�the�chamber�according�to�a�specific�test�loading�program,�at�the�rate�required�to�maintain�the�test�pressure�difference�across�the�specimen,�and�observing,�measuring,�and�recording�the�deflection,�deformations,�and�nature�of�any�distress�or�failures�of�the�specimen.”

Exterior view of chamber under seismic loading of 1.4” lateral

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Structural�Performance�Test

A�uniform�load�structural�test�determines�the�specimen’s�strength�under�positive�and�negative�airͲpressure�loads.�

The�results�are�determined�by�using�gauges,�occasionally�digital�instrumentation,�which�measures�permanent�set�and�deflection�readings�under�ratios�established�by�the�standard�and/or�Professional�Engineer.�

Structural�load�resistance�tests�may�also�include�blast,�impact�test,�and�seismic�or�other�depending�on�Owner�Project�Requirements

Hydraulic jacks create movement of the chamber structure to induce load

Gauges measure movement of the specimen

Thermal�testingAAMA�501�:�Methods�of�Tests�for�Exterior�Walls�(Optional�Test�AAMA�501.5�– Thermal�Cycling)Thermal�cycling�test�temperatures�shall�be�selected�to�meet�the�expected�job�conditions,�but�if�these�are�not�known,�the�standard�test�conditions�shall�be�utilized.�Three�thermal�cycles�are�performed.�

Typically,�this�test�is�a�part�of�the�ASTM�E2099�test�sequence,�followed�by�air�and�water�infiltration�resistance�testing�in�accordance�with�ASTM�E283�(optional)�and�ASTM�E331�(at�a�minimum)�respectively.�

AAMA�1503:Voluntary�Test�Method�for�Thermal�Transmittance�and�Condensation�Resistance�of�Windows,�Doors�and�Glazed�Wall�Sections

The�AAMA�1503�test�method�is�based�on�ASTM�methodology.��The�UͲfactor�is�determined�under�winter,�nightͲtime�conditions�which�simulate�different�temperatures�on�the�interior�and�exterior�sides�of�the�sample.�(interior:�70�degrees�F,�exterior:�0�degrees�F).��An�exterior�surface�coefficient�is�established�which�is�based�on�a�15�mph�wind.�Readings�using�thermocouples�are�taken�at�various�locations�on�glazing�and�framing.

Typically�this�test�is�performed�on�individual�products�of�a�standard�size�for�comparison�of�CRF.

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Fenestration:�Condensation�Resistance

Specified Condensation Resistance Requirements:

Condensation resistance (AAMA 1503-985) at winterdesign conditions:0 degrees F exterior and 15mph wind velocity, 68 degreesF interior temperature and 30% Relative Humidity. Nocondensation or surface temperatures at or below the dewpoint.

The�ProcessField�Air�Tests�– Glazed�assemblies�&�Interfaces

ASTM�E783 Standard�Test�Method�for�Field�Measurement�of�Air�Leakage�Through�Installed�Exterior�Windows�and�Doors

The�ProcessField�Water�Tests�– Glazed�assemblies�&�Interfaces

ASTM�EͲ1105Ͳ00(2008)�Standard�Test�Method�for�Field�Determination�of�Water�Penetration�of�Installed�Exterior�Windows,�Curtain�Walls,�and�Doors�by�Uniform�or�Cyclic�Static�Air�Pressure�Differential.�

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AAMA�501.2�Standard�Test�Method�for�Field�Determination�of�Water�Penetration�of�Installed�Exterior�Windows,�Curtain�Walls,�and�Doors�by�Uniform�or�Cyclic�Static�Air�Pressure�Differential.�


AAMA�501.1Ͳ05�Standard�Test�Method�for�Exterior�Windows,�Curtain�Walls,�and�Doors�for�Water�Penetration�Using�Dynamic�Pressure�–Modified�for�Field�Use

The�ProcessField�Air�Tests�– Air�Barrier� ASTM�E1186 – (2009)�Standard�Practices�for�Air�Leakage�Site�Detection�in�Building�Envelopes�and�Air�Barrier�Systems

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Backer Rod

width : depth2 : 1

Sealantdepth

width

(1/4 in. < B < 1/2 in.)

Perform�field�adhesion�tests

Sealant�Pull�Test

The�ProcessField�Air�Tests�– Roof

ASTM�E1186 Standard�Practices�for�Air�Leakage�Site�Detection�in�Building�Envelopes�and�Air�Barrier�Systems

The�ProcessField�High�Voltage�Electronic�Leak�detection�–Roofing�and�Planter�waterproofing

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The�ProcessField�Water�Tests�–Water�proofing

ASTM�DͲ5957Ͳ98(2005):�Standard�Guide�for�Flood�Testing�Horizontal�Waterproofing�Installations�

Project�Specific�Tests�

ASTM�D4541�Ͳ 09�Standard�Test�Method�for�PullͲOff�Strength�of�Coatings�Using�Portable�Adhesion�Testers

ASTM�C1521�Ͳ 09e1�Standard�Practice�for�Evaluating�Adhesion�of�Installed�Weatherproofing�Sealant�Joints.�

PostͲConstruction�Building�Enclosure�–Air�Tightness

ASTM�E1827�Standard�Test�Methods�for�Determining�Airtightness of�Buildings�Using�an�Orifice�Blower�Door�

Result:�(Enclosure,�including�basement)0.12�cfm/�ft2 at�a�pressure�differential�of�0.3”�w.g.(75�Pa)�

Result:�(Enclosure,�without�basement)0.2�cfm/�ft2 at�a�pressure�differential�of�0.3”�w.g.(75�Pa)

Testing�undertaken�as�part�of�ASHRAE�1478TRP�“Measuring�AirͲTightness�of�Mid�and�High�Rise�NonͲResidential�Buildings”.�Results�courtesy�of�Gary�Nelson�&�Collin�Olsen.�Much�thanks�to�entire�WID�team,�Terry�Brennan�&�Wagdy�Anis.

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Criteria

• ASHRAE• 0.1cfm/sf at�75Pa��– “tight”• 0.25cfm/sf at�75Pa�–“average”

• 0.6cfm/sf at�75Pa�– “leaky”• USACE�Ͳ 0.25cfm/sf at�75Pa�• GSA�– 0.4cfm/sf at�75Pa• IECC�Standard�– 7ACH�at�50Pa�for�residential

• DOE�Building�America�–0.25cfm/sf at�50Pa

Results33,901�cfm /�173,104�sf =�

0.2cfm/sf at�75Pa�(above�grade)

33,901�cfm /�260,797�sf =�0.13cfm/sf at�75Pa�(above�grade�+�below�grade)

3,235�sq.in.�of�leakage�area�at�10Pa

Diagnostics

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…�focus�is�on�quality�assurance…�¾ BECx PreͲDesign�Phase�¾ BECx PreͲDesign�Phase�

¾ BECx PreͲConstruction�Phase

¾ BECx Construction�Phase�

…�focus�switch�to�Owner�training�&�maintenance…

¾ BECx Occupancy�and�Operation�PhaseFinalize�BE�part�of�Total�Cx Report;�Cx process�Documentation,�including�Copies�of��Reports,�Photos,�Sketches,��and�Validation�of�Performance�TestsBuilding�Enclosure�Operation�&�Maintenance�ManualOnͲsite�training�of�Owner�personnelReview�Enclosure�Prior�to�Warranty�Expiration

Close�Out�Report

BECx Post�ConstructionDuring�the�Occupancy�and�Operations�Phase,�the�onͲgoing�operation,�maintenance,�and�modification�of�the�facility�systems�and�assemblies,�and�their�associated�documentation,�are�verified�against�the�updated�Owner’s�Project�Requirement

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Post�Construction�testing

Although�useful�to�diagnose�issues�and�perform�qualitative�reviews,�testing�after�the�building�enclosure�is�complete�is�not�useful�in�the�overall�schedule�and�mission�to�achieve�the�OPR.�

Adapt�tests�to�validate�performance�and�undertake�early�in�the�construction�process.

Transition�to�Operations

• Not�a�requirement�of�LEED�but�should�be:– Implementation�of�measurement�and�verification�plan

– Building�optimization– Verification�of�operators�understanding�of�building�operation�&�what�O&M�activities�affects�its�performance

Facility�Engineer�Training

BECxA performs�the�training�of�the�facility�maintenance�personnel.

Educate�the�Owner�to�properly�maintain�the�building�enclosure.

Keep�the�Owner�and�occupants�happy.�

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Case�Study:Arthur�M�Blank�Building

Arthur�M�Blank�OPR• Vision

– French�chateau�built�50�years�providing�the�feeling�of�home

– Function�as�office�and�meeting�space

– Constructed�to�last�several�hundred�years�

– Provide�25%�of�total�constructed�office�space�as�unfinished�for�future�use

• Envelope�Integrity

– Residential�style�wood�windows�and�doors

– No�allowable�moisture�intrusion�(except�hurricane�or�tornado)

Arthur�M�Blank�OPR• Owner�Directives

– Provide�the�highest�quality,�finest�materials�and�best�design�and�construction�

– Minimize�environmental�impact– Provide�an�environment�that�promotes�productivity��and�a�feeling�of�

home– Achieve�LEED�Certification– Provide�an�example�of�how�to�develop�a�high�performance�building�that�

developers�could�follow• Cost�effective�realistic�solutions• Practical�application�of�sustainable�development�principles

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Arthur�M�Blank�OPR• Occupant�requirements

– Minimal�noise�levels�from�exterior�and�internal�spaces

– Excellent�visual�quality�and�thermal�comfort

– High�security�24�hours�a�day

– Connectivity�and�access�to�secured�outside�area

– Operable�windows

• Window�operation�approved�by�building�operator

Arthur�M�Blank�OPR• Operation�and�Maintenance

– Easy�access�to�perform�preventative�maintenance

– Staff• One�engineering�educated�operator�with�minimum�10�years�operation�experience

• Two�custodial�staff

Arthur�M.�Blank�Family�Office

• World�Class�Delivery�Team• Team�had�never�utilized�commissioning�before�and�was�unsure�

what�to�expect• Team�had�not�previously�applied�sustainable�development�

principles• Team�and�owner�were�dedicated�to�meeting�the�OPR�

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AMBFO• Commissioning�Scope

– Building�Envelope• Roof• Fenestration• Hardscapes• Above�and�Below�Grade�Wall�Assemblies

• Penetrations– Louvers– Piping

– LEED�Certification

AMBFO

– HVAC– Electrical

• Distribution systems• Lighting

– Plumbing• Fixtures• Rainwater collection• Irrigation• Storm water

CxGBS�ResponsibilitiesPreͲDesign• Owner’s�Project�Requirements

– Meeting�to�gather�data– Draft�document

• Scoping�meeting

• Design�Phase�Commissioning�Plan

• Design�Checklists

• Basis�of�Design�document�requirements

Design• SD�Design�review• DD�Design�review• CD�Design�review• Commissioning�Specs• Update�Owner’s�Project�

Requirements

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Design�Team�ResponsibilitiesPreͲDesign• Program

• Team�Contact�Info

• Project�Schedule

• Comments�on�Owner’s�Project�Requirements

Design• SD�Documents

– Basis�of�Design– Schematic�Drawings– Design�Review�responses

• DD�Documents– Design�Drawings– Specifications– Design�Review�responses

• Construction�Drawings– Design�Review�Responses

AMBFO�Design�Phase�Cx�Plan• Design�Reviews

– Schematic�Design– Design�Development– Construction�Documents�(95%)– Back�check

• Disciplines�Reviewed– Civil– Architectural�Building�Envelope– Mechanical,�Electrical,�Plumbing– Integration�of�sustainable�goals�

Design�Phase�Cx�Plan• Roles�&�Responsibilities

– LEED�Consultant�develops,�in�collaboration�with�project�team,�environmental�strategy

• Sustainable�opportunities�that�coincides• Energy�&�water�efficiency�goals

– Number�and�timing�of�Design�Reviews• Information�required�from�designers�at�each�stage

– Cx�Design�Checklists– Basis�of�Design– Level�of�detail�at�each�stage�of�review

• Review�process• Adjudication

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AMBFO�Design�Phase�Cx• Purpose�of�review

– Achievement�of�OPR– Assess�the�design�teams�implementation�of�a�quality�control�process

– Identification�of�systemic�problems– Reduce�risk

• Moisture�intrusion• Change�order�opportunities

– Provide�quality�assurance

AMBFO�Design�Phase�Cx


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• Integration�of�commissioning�into�the�construction�process�– General�Commissioning�Requirements– Building�Envelope�Testing�Requirements– Construction�Checklists– Test�procedures

See NIBS/ASHRAE Guideline 3 Annex L.4

Construction�Phase• Conduct�scoping�meeting

– Review�Cx�process• Team�roles�and�responsibilities• Purpose�of�observations• Purpose�&�utilization�of�construction�checklists• Testing• Training• Scheduling�of�Cx�activates�into�project�schedule

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Construction�Phase��Cx• Observations

– Identify�issues�early– Document�issue– Obtain�team�solution– Do�it�right�the�1st time

Observations

Observations

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Observations

Observations

Observations

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AMBFO

AMBFO�Construction�Phase�Cx

Observations

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Observations

Testing

Testing

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Testing

Testing

Testing

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AMBFO

Testing

AMBFO

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Successful�Projects• Arthur�M.�Blank�Family�Office�(completed�4/2003)

– 1st LEED�Gold�Certification– 35%�more�efficient�than�

ASHRAE�90.1Ͳ1999– Landscape�irrigation�100%�

from�rainwater– 26%�reduction�in�potable�

water�usage– 74.6%�of�construction�waste�

recycled– Thermal�Comfort– Daylight�&�Views

Arthur�M.�Blank�Family�Office• Energy�Savings

– 40%�reduction�in�energy�consumption�saving�$114,000/yr

• Water�Savings– $6,500/yr�water�savings�2.6�yr�ROI

• O&M�Savings– 40%�reduction�in�custodial�costs�saving�

$40,000/yr

Arthur�M.�Blank�Family�Office• Reduced�Risk

– Priceless

• Cost�for�LEED�certification�and�Holistic�Commissioning�$118,000– Whole�building�commissioning

• Building�envelope,�energy�consuming�systems,�plumbing

– LEED�Documentation�&�Certification

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General��questions?

• How�much�does�BECx add�to�a�project?• Design/Build�and�Cx?• Future�of�the�BECx industry?• RFQs�and�RFPs• Other

Useful�links�to�develop�building�enclosure�and�BECx knowledge:

www.wbdg.org/Whole�Building�Design�Guide�(WBDG):�A�comprehensive�guide�for�exterior�envelope�design�and�construction�for�institutional�/�office�buildings.

http://www.nibs.org/National�Institute�of�Building�Sciences�(NIBS)

http://www.becͲnational.org/Building�Enclosure�Councils�(BEC):�The�BECs�are�charged�with�providing�a�forum�for�the�construction�industry�on�the�crucial�area�of�building�enclosures. BECs�currently�exist�in�30�cities�around�USA.�

http://www.becxͲc.com/A�source�for�information�on�the�quality�and�performance�of�building�enclosures�by�providing�resources,�education,�and�information�about�the�current�status�of�the�industry�that�will�be�useful�to�building�owners,�facility�managers,�contractors,�designers,�and�commissioning�professionals.�

QUESTIONS�OR�COMMENTS,�PLEASE�CONTACT�:

JAY�ENCK:�[email protected]

FIONA�ALDOUS:�[email protected]