providing absolute confidence in your building’s systems...
TRANSCRIPT
Providing absolute confidence in your Building’s Systems Performance
COMMISSIONING MANAGEMENT
Someone has to be responsible for a holistic assessment of a building’s mechanical and electrical systems. This is most effectively achieved by the appointment of a Commissioning Manager, who, by nature of his appointment is Independent from the design, installation or operation & maintenance of the M&E services. Thus he can provide an unbiased input on the client’s behalf throughout the project managing the commissioning process from the earliest stages of project preparation to post-occupancy aftercare, ensuring the final result; a building that meets owners’ user requirements.
What is Commissioning Management?
With over 10 years of extensive operation throughout Asia in a wide range of industries, our Commtech Asia companies possess the pedigree, the experience and the people to tackle the most complex Projects and Building Systems.
With offices in Hong Kong, Singapore, Japan and Australia, our company was the pioneer in recognizing the importance of Commissioning Management and to commit to the formation of a business entity solely involved in the propagation and development of Commissioning Management as an integral part of the construction process.
This commitment is present throughout the organisation – from the senior management to the newest trainee. The wealth of experience and the professional reputation that we have earned over the ten years of operation guarantees that we will constantly provide you with the excellence of service that you require.
Why Commtech Asia
The real-world process of designing, installing, commissioning, operating and maintaining an energy efficient building has created the need for commissioning management.
Pre-construction3
Commissioningof Engineering
Services
5
InitialOccupation
7
Design2
Construction4
Pre-handover6
Post-occupancyAftercare
8
Preparation1
Benefits
Performance• Building systems proven to perform in accordance with design & user requirements• Critical systems verified to deliver utmost resilience• Ideal thermal comfort by ensuring accurate environmental control
Efficiency• HVAC systems adjusted / tuned to operate at optimum level reducing energy waste and saving on operation and maintenance costs• Systems controls set to maximize benefit of available technology
Documented• Full documented tracking of commissioning processes assures clearance of potential latent defects
The key benefit of using a commissioning management service is that it results in a better building, that is, a building that is operationally ready at handover, functions in accordance with user and operator expectations and performs efficiently in use.
In the eight stages of a construction project commissioning management plays a key role at each and every stage
The commissioning
process starts here
Preparation stage
Commtech Asia works with the client’s team to assist in defining the owners project requirements ensuring that they are measureable, documentable, and verifiable, these are then built into a detailed commissioning draft plan to ensure all parties clearly understand the commissioning process and allocate sufficient budget to cover requirements.
Due diligence services are provided where a client is planning to take space in an existing facility. We substantiate the information provided by landlords with respect to building systems operation and capacities and undertake sample testing and inspection to verify systems performance and condition.
Design stage
Our Commissioning Manager’s add value to the project team during the Design Phase by undertaking focused design reviews for Single Points of Failure (SPoF), Commissionability and Maintainability. We use our experience and foresight to understand how the systems will interact together, how they will need to be set up and what methods work. These details are then fed back to the design team to ensure the design provided can be effectively commissioned.
Pre-Construction stage
We focus on ensuring that the commissioning process requirements are clearly identified in the tender documents. Details of the commissioning plan, commissioning specification including outline commissioning method statement requirements, record documentation and instrumentation requirements are provided to the tenderer’s to ensure they are fully aware their obligations with regards to the commissioning process.
The contractor’s capability to perform the commissioning is assessed during the tender review process to ensure they are able to perform the tasks to the standards required.
Long lead manufactured plant and equipment is reviewed and requirements for off-site factory acceptance testing agreed in full prior to appointment.
Construction stage
At the earliest stages of the Construction we commence commissioning workshops with the design and installation teams to maintain an awareness of the commissioning process. Drawings and technical submittals are reviewed and all aspects that may compromise performance, efficient operation or maintenance are highlighted, discussed and resolved.
Working with the project team we develop a final coordinated commissioning schedule that provides a micro-management control of progress by itemizing each component, system and commissioning task.
Final commissioning method statements and test record documentation is prepared by contractors using our guideline frameworks. These are then reviewed and agreed in advance of the first scheduled site tests.
Further monitoring and control is put in place with the development of checklists and tracking documents that provide an instant visual feedback of commissioning progress on a daily basis.
Progressive inspections of site installation are undertaken to observe access requirements for commissioning and maintenance. Any installation works noted to deviate from approved process are promptly brought to the project teams attention for corrective action minimizing potential delays and cost over-runs.
Our Approach
Preparation
1Pre-construction
3Design
2Construction
4
Commissioning of Engineering Systems
In the Commissioning Phase we manage the commissioning teams via scheduled weekly and adhoc daily meetings.
Systems testing and commissioning results are progressively witnessed and verified by the commissioning manager’s. Our expertise is used in resolving site testing problems.
Off-site factory acceptance tests are witnessed to provide independent verification of the results of testing, and to confirm any factory adjustments made are documented.
Following verification of stand-alone testing the overall building systems performance is tested to ensure it meets design criteria and owners project requirements.
Pre-Handover stage
For environments utilizing critical systems, heat load tests and integrated systems tests (IST) are recommended prior to handover.For life safety systems a cause and effect test should also be conducted. These tests are scripted by our specialists after studying the systems architecture to ensure all potential failure scenarios are successfully simulated.
In preparation for handover all commissioning documentation is collated and filed within the O&M instructions to provide a detailed audit trail of the commissioning process and to allow a smooth transition to the facility management team. These documents combined with structured training provide a strong foundation for efficient and cost effective operation and maintenance of the building post-handover.
Initial Occupation stage During the initial occupancy phase we provide a support role for the incoming facility management team regarding the operation of the building systems. With an intimate knowledge of the systems installation, commissioning and performance testing we provide advice to the correct operation and tuning of the user adjustable functions to maximise beneficial use and efficiency.
Post-Occupancy Aftercare
Continuous commissioning is an on-going process to resolve operating problems, improve comfort, optimise energy use and identify retrofits. System operation and use is observed complete with interviews with O&M staff seeking feedback on operational problems. Recommendations are then provided for fine tuning or functional adjustments to ease operation and maintain optimum O&M cost and energy efficiencies.
Commissioningof Engineering
Services
5Initial
Occupation
7Pre-handover
6Post-occupancy
Aftercare
8
Our Approach
SERVICES
Due Diligence Surveys To minimize clients risk when signing of a lease for a new premise Commtech Asia can provide a due diligence / building condition survey to verify both the Landlord’s advised building systems availability and capacities and on existing buildings the usable condition of these services.
Peer Review Services Engaging a specialist to undertake a Peer Review of critical environmental systems design provides an added assurance that all potential single points of failure have been studied and eliminated.
Commissioning Management Consultancy To maintain consistency throughout the commissioning process where various consultants, vendors and contractors are involved, it is essential one party independent from design, procurement or installation are engaged to represent the owners interest and manage the overall process. This role is undertaken by the Commissioning Manager who has the experience and foresight to manage the process from the inception stage through to post-occupancy aftercare.
Cooling Performance Heat Load Tests (HLT) Critical environments including data centre and financial institution equipment rooms invariably rely on sophisticated close control cooling systems to maintain business continuity both in normal and emergency conditions. To be assured that these systems perform as designed, and as required, thorough testing is required prior to use. These tests, using artificial heat loads verifies both the maximum operating conditions and acceptable response times to recover cooling in event of failures.
Integrated Systems Testing (IST) Upon completion of the testing and commissioning and performance testing of a buildings systems it is recommended that a final test to demonstrate system integration and resilience is undertaken. This is particularly important for Life Safety Systems and Critical Environments. Test scripts are prepared to simulate failures and the anticipated response of the equipment and support systems to overcome these failures (Cause & Effect).
Commtech Asia also offers the following services
Retro-Commissioning www.commtechasia.com/retro/index.htmlEnvironmental Programming Commissioning www.commtechasia.com/enviro/index.html
Commissioning Management
Client list
Finance
American ExpressBank of AmericaBarclays CapitalBarclays Global InvestorsBlackRockCitibankCommonwealth BankCredit SuisseDeutsche BankGoldman SachsHong Kong ExchangeHSBCInvestaJ P MorganLehman BrothersMacquarie BankMerrill LynchMorgan StanleyNatixisNomuraNomura FacilitiesRBSRoyal Bank of ScotlandStandard CharteredState StreetUBS
Industrial
CECCitylinkCOLEquinixFujitsuGlobal SwitchHewlett Packardi-AdvantageKVH / FidelityNomura Research InstituteNSW GovernmentNTT Com AsiaPacnetTelstra
Other
AutodeskBHP BilitonBody ShopBovis Lend LeaseEnergy AustraliaHK LandIntercontinental HotelInvestaLaing O’RourkeLend LeaseMandarin Oriental HotelMBFCMirvacMultiplexNSW UniversitySun Hung KaiUS Army 121st Hospital
Contact us
Japan
Tel (81) 03 5733 3031Email [email protected]
Australia
Tel (61) 029262 2834Email [email protected]
Hong Kong
Tel (852) 2523 4411Email [email protected]
Singapore
Tel (65) 6536 6372Email [email protected]
Group
Email [email protected]
www.commtechasia.com
Commtech Asia is one of the World’s foremost authorities in the commissioning and testing of building services with extensive experience throughout Asia Pacific. Commtech Asia’s experience and exposure to numerous working practices and cultures throughout the world has provided us with a unique team of specialist engineers and working procedures which is unrivalled by any other team.
Regional Coverage
Commtech Asia has established business units strategically located across the Asia Pacific region to provide diverse coverage for our clients. We continue to research the markets and region to identify new locations to allow for business expanision and greater efficiency of coverage.
In addition to our Commissioning Management offices, we have a number of strategic alliance partners throughout the region providing ‘hands on’ TAB services in accordance with NEBB & CSA standards.
Professional Memberships/Affiliations
International and regional accreditations and/or compliance with the following associations, institutes and councils:
ABGR, ASHRAE, BEAM, BSRIA, CIBSE, CSA, Estidama, GBI, Green Mark, Green Star, HKGBC, IEE, LEED, NABERS, NEBB, NFPA, USGBC
About Commtech Asia