building systems commissioning: ensuring quality - · pdf filedormitory athletic facility...

Building Systems Commissioning:Ensuring Quality

Michael P. Della BarbaDirector of Commissioning ServicesEnvironmental Health & Engineering, Inc.

EH&E Company ProfileEH&E Company Profile

• Established in 1988• Headquarters in Newton, MA• Over 50 technical professionals in building

engineering, environmental sciences, and product testing services

EH&E Company ProfileEH&E Company Profile

• Over 4,500 building studies• More than 20M square feet in

commissioning servicesResearch laboratories (BL-3)Hospitals and healthcare facilitiesHigher educational facilitiesCommercial development

OverviewOverview

• Expectations• Issues• Completion• Inchstone Approach to Successfully

Managing Construction Projects

Insert transition bldg

Owner ExpectationsOwner Expectations

A building that performs as designed (and meets owner's expectations) when

completed and occupied.

Successful Completion

Meeting Owner ExpectationsMeeting Owner ExpectationsRoad to CompletionRoad to Completion

• Project Design Intent States owner’s project requirements

• Design100% Contract documents• Foundation of project requirements

• ConstructInstall, start, complete

• Occupy

Meeting Owner ExpectationsMeeting Owner Expectations

• Project Contract“Promise” that the project will be delivered per the contract documents and occupancy requirements

The RealityThe Reality

It is rare that contract completion and occupancy occur simultaneously as planned.

SystemOperation

OptimumPerformance

Impact: Occupancy RulesImpact: Occupancy Rules

• Once a new building is “completed” and occupied, the emphasis is on productivity, operations and maintenance.

• The opportunity to achieve “performance as designed and intended” from an efficiency and life cycle investment perspective is severely impacted after occupancy.

Actual Lab Building TimelineActual Lab Building Timeline

Months PostMonths Post--Occupancy Occupancy to Cx Completionto Cx Completion

0

2

4

6

8

10

12

14

Dormitory Athletic Facility Dormitory Dormitory ScienceBuilding/Student

Center

Laboratory

Sustained PerformanceSustained PerformanceExpectation vs. RealityExpectation vs. Reality

• ExpectationMaintain the designed and expected level of operational performance over time.

• RealityDifficult to achieve if expected level of performance has not been met at occupancy.

Impact of Occupancy on Impact of Occupancy on Systems CompromisesSystems Compromises

* CAL = EH&E Commissioning Action List

Repair and Maintenance62%

Equipment Life10%

Other12%

Energy11%

Occupant Productivity5%

Project CompletionProject Completion

1. Substantial Completion 2. Occupancy3. Final Completion

Three stages to construction completion:

Substantial CompletionSubstantial Completion

• On-site perspectiveBuilding is “functional”Acceptable to the local code officials • Certificate of Occupancy issued

– Power– Life safety– Ventilation systems

All outstanding issues become “punch list”items


• American Institute of Architects (AIA) definition

“The stage in the progress of the Work where the Work or designated portion is sufficiently complete in accordance with the contract documents so that the owner can occupy or utilize the Work for its intended use”


• EH&E Perspective: Performance-BasedInstallationStart-upControls Balancing

Commissioning is essentially an “acceptance process”where systems need to be “complete” prior to performance testing.

Final CompletionFinal Completion

• Key ElementsInstallation, Start-up, Controls , BalancingTesting and VerificationOperator TrainingDocumentation Transfer

Construction is “walk-away done” and systems performance has been proven.

Actual Lab Building TimelineActual Lab Building Timeline

Same Process/New Perspective

“Inchstone” Management

Inchstone ManagementInchstone Management

• Traditional “milestone” vs. “inchstone”Critical project requirement that can be measured by an associated tangible deliverable.

Milestones to InchstonesMilestones to Inchstones

Final

Completion

Final Completion

Design Construction Substantial Completion

Contract documents

Certificate of Occupancy

Punchlist Completed

Design PhaseDesign Phase

• Owner project requirements (basis of design)

• Performance parameters• Material & equipment

Milestone 100% Contract Documents

Design Phase InchstonesDesign Phase Inchstones

• Contract SpecificationsSubmittals/approvals/trackingManufacturer requirementsContractor plans (start-up, balancing, training)Controls completion & check-out documentationSubstantial completion expectations

Construction Phase Construction Phase

• New Submittals for Inchstone Evaluation

O&M Manuals: Manufacturer’s requirements for installation, start-up, and operationContractor Plans for:• Installation • Start-up• Balancing• Demonstration• Training

Contractor Contractor Implementation PlansImplementation Plans

• WhoTeam members

• WhatScope Prerequisites

• WhenRelated to the construction schedule

Construction PhaseConstruction PhaseInchstone ExamplesInchstone Examples

“Approved” submittals trackingPipe/duct pressurization testsInstallation, start-up, balancing, & training plansStart-up reports (per manufacturer’s requirements)Controls “point-to-point” check-out sheetsAir/water balancing reportsEquipment/system performance test reportsControls trend dataTraining implementation report

Occupancy PhaseOccupancy PhaseInchstone ExamplesInchstone Examples

• Complete O&M manual packagesEquipment testing & start-up documentation

• “As-Built” drawings• Completion checklist• Warranty documentation

Sustainable PerformanceSustainable Performance

• PerformanceSpecified by Design Team to satisfy “Owner’s Project Requirements”, based on Product Manufacturer’s Requirements

Formula for Formula for Sustainable PerformanceSustainable Performance

Equipment Manufacturer

Capability

Installation

Start-up

Maintenance

PerformanceDesign

Installation

Identifying Inchstones

StartStart--up Specificationup Specification

“Unit Manufacturer's Representative/Start-Up Services:

“Each individual unit interior and exterior shall be inspected and reviewed by the unit manufacturer’s representative, before start-up. The unit manufacturer shall supervise the installation of final filters, the removal of all component shipping blocks, removal of any and all interior and exterior cleanliness protection, and the removal of any duct covering protection. Units shall then be started-up by the unit manufacturer in conjunction with the contractor. Start-up shall include run testing the fan, and confirming the vibration parameters, etc., of the fan assembly, all per submitted test procedures. The unit manufacturer shall submit a written start-up report to the architect.”

StartStart--up Specificationup Specification(cont(cont’’d)d)

“The HVAC Contractor, as applicable, shall commission and set in operating condition all major equipment and systems, such as the condenser water, hot water and all air handling systems, etc., in the presence of the applicable equipment manufacturer's representatives, and the Owner and Architect's representatives. In no case will major systems and equipment be commissioned by any of the Contractor's forces alone, without the assistance or presence of the equipment manufacturers.”

InchstoneInchstone

• Inchstone Start-up requirements per submitted test procedures

• DeliverableWritten start-up report

• Potential ImpactsPerformanceSafetyEquipment LifeWarrantyProcess Failure

Howden Buffalo, Service Manual, Installation and Maintenance of Axial Flow Fans.

Control Specification Control Specification Example 2Example 2

• “Upon completion of the project, the Contractor shall:

Fine-tune and “de-bug” all software control loops, routines, programs and sequences of control associated with the control system supplied. Completely adjust and make ready for use, all transmitters, relays, damper operators, valves, etc., provided under this Section. This Contractor shall furnish copies of complete, detailed, calibrating checkout and commissioning documentation for each controller. Documentation shall list each procedure and shall be signed by the control specialist performing the service.”

InchstoneInchstone

• Inchstone Controls completion

• DeliverableCompleted “point-to-point” check-out documentation

• ImpactSchedule DelaysPerformanceProcess Failure

Balancing SpecificationBalancing SpecificationExample 3Example 3

“Balance and testing shall not begin until all HVAC systems have been completed and are in full working order, as determined by the Architect. …Where construction is phased, the Testing and Balancing Contractor shall submit a plan of action which outlines how each phase will be balanced and how, when completed, the entire system will be verified to be tested and balanced…Before testing and balancing commences, the testing and balancing agency shall receive notification, in writing, from the Mechanical Contractor that the system is operational, complete, and ready for balancing.”

InchstoneInchstone

• InchstoneHVAC mechanical system completion

• DeliverableMechanical contractor written notificationArchitect approval

• ImpactSchedule delaysPerformanceMaintenanceProcess Failure

General RequirementsGeneral RequirementsExample 4Example 4

DISCREPANCIES IN DOCUMENTSA. Where Drawings or Specifications conflict or are unclear, submit

clarification request in writing before Award of Contract. Otherwise, Architect's interpretation of Contract Documents shall be final, and no additional compensation shall be permitted due to discrepancies or unclarities thus resolved.

B. Where Drawings or Specifications do not coincide with manufacturers' recommendations or with applicable codes and standards, submit clarification request in writing before installation. Otherwise, make changes in installed work requiredfor compliance with manufacturer instructions or codes and standards within Contract Price.

General RequirementsGeneral RequirementsExample 4 (cont.)Example 4 (cont.)

C. If the required material, installation, or work can be interpreted differently from drawing to drawing, or between drawings and specs, provide material, installation or work that is of the higher standard.

D. It is the requirement of these contract documents to require provision of systems and components that are fully complete and operational and fully suitable for the intended use. There may be situations in the documents where insufficient information exists to precisely describe a certain component or subsystem, or the routing of a component or its coordination with other building elements. In these cases, wherenotification required by Paragraph (A) above has not been submitted, provide the specific component or subsystem with all parts necessary for the intended use, fully complete and operational, and installed in workmanlike manner either concealed or exposed in accordance with the design intent.

InchstoneInchstone

• InchstoneDesign Intent Clarification

• DeliverableInformation request and response

• ImpactPerformanceCostSchedule delayProcess Failure

BenefitsBenefits

• Focus on key objectives and deliverables throughout project lifecycle

• Project controls are embedded in project delivery process

• “Performance influencing” attributes are qualified

• Logical, cost effective, contract-based

EH&E Inchstone SystemEH&E Inchstone System

• Developed from specification language• Management system• Performance based• Housed on SharePoint

– All documents available– System transparency– Tracking/scheduling overlay

Inchstone Process SucceedsInchstone Process Succeeds

1. Establishes critical dependencies2. Reduces time to correction3. Improves accountability (puts “teeth”

in process)

SummarySummary

• Apply “inchstone” management to all building systems

Strengthen contract requirementsIdentify process “inchstones”Demand deliverables at the appropriate phaseTrack deliverables and assess risksTie progress payment at substantial completion to inchstone deliverables

Michael P. Della BarbaDirector of Commissioning ServicesEnvironmental Health & Engineering, Inc.

[email protected] www.eheinc.com