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 and 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 extensive years of 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 Australia, China, Hong Kong, Japan and Singapore our company was the pioneer in recognising 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 our 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 and 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 maximise 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 measurable, 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 of 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 itemising 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 minimising 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 ad-hoc 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 utilising 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 minimise 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 is 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 center 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 and Effect).
Testing, Adjusting and Balancing (TAB) Using calibrated instrumentation, testing, adjusting and balancing of air and hydronic systems by NEBB certified engineers and technicians ensures these building services systems will operate homogeneously – providing the most economical and efficient point of operation – extending plant life cycles. In addition, the correct regulation of these air and water systems improves occupant comfort; minimising common user complaints.
Commtech Asia also offers the following services
Retro-Commissioning www.commtechasia.com/retroEnvironmental Programming Commissioning www.commtechasia.com/enviro
Commissioning Management
Global client list
Finance
American ExpressBank of AmericaBarclays CapitalBarclays Global InvestorsBlackRockCitibankCommonwealth BankCredit SuisseDeutsche BankHong Kong ExchangeHSBCInvestaJ P MorganLehman BrothersMacquarie BankMerrill LynchMorgan StanleyNatixisNomuraNomura FacilitiesRoyal Bank of ScotlandStandard CharteredState StreetUBS
Industrial
CECCitylinkCOLEquinixFujitsuGlobal SwitchHewlett Packardi-AdvantageKVH / FidelityNomura Research InstituteNSW GovernmentNTT Com AsiaPacnetTelstra
Other
AutodeskBHP BilitonBody ShopBovis Lend LeaseEnergy AustraliaHK LandHyatt Hotels CorporationIntercontinental HotelInvestaJumeirah Hotels & ResortsLaing O’RourkeMandarin Oriental HotelMBFCMirvacMultiplexNSW UniversitySun Hung KaiUS Army
Contact us
SingaporeTel (65) 6536 6372Email [email protected]
UAETel (971) 4 350 6929 Email [email protected]
GroupEmail [email protected]
AustraliaTel (61) 2 9262 2834Email [email protected]
ChinaTel (86) 21 6248 6131Email [email protected]
Hong KongTel (852) 2523 4411Email [email protected]
JapanTel (81) 3 5733 3031Email [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 expansion 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 and 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
Hong Kong office NEBB certified
Project OverviewAppointed by Bovis Lend Lease to manage the commissioning of their new headquarters at 30 The Bond, Hickson Road, Sydney. The project was designed to achieve the Australian 5 star ABGR standard. The complex was the first in Australia to utilise chilled beam cooling in the design and to enforce commissioning and testing to an international standard to achieve the ABGR goals.
Commtech Asia support• Provision of full independent commissioning management service• Independent verification of contractors testing and commissioning results• Supply of specialist experienced staff for advice on install and testing of chilled
beam system• Input to achieve ABGR 5 Star rating
Bovis Lend Lease
Case Study – Commissioning Management
Project: Bovis Lend Lease HeadquartersLocation: 30 The Bond, Hickson Road, SydneyRole: Commissioning Management
Project OverviewFit out of Deutsche Bank’s new Hong Kong headquarters at the 120 storey International Commerce Centre (ICC) in Kowloon, Hong Kong. Project encompassed a total of 18 office / trading floors consisting of over 300,000 sq ft and included an infrastructure upgrade to fully active 2N power and cooling to support the Data Center and Trading Floor environments.
Commtech Asia support• Full design peer review and single point of failure (SPoF) analysis• Dual role commissioning management with Landlord (SHK) and Tenant (Deutsche
Bank)• Full verification of base-build 2N power and cooling infrastructure upgrade• Commissioning Management of fit out design and contractors testing• Provision of LEED commissioning requirements to achieve gold status (2011)
Deutsche Bank
Case Study – Commissioning Management
Project: Deutsche Bank Project Dragon Location: ICC Building, Kowloon, Hong KongRole: Peer Review and Commissioning Management
Project OverviewThis is a 6 Star Greenstar building constructed as a landmark building in North Sydney that has a number of major corporate tenants within the building. It has approximately 28,500 m2 of net lettable A grade office space and includes tri-generation power supply, grey-water recycling system, efficient lighting and controls, natural light from three sides (side services core) as part of its sustainability features.
Commtech Asia support• Design review, commissioning procedures and verification to meet the Greenstar
requirements• Ensure the building met the design rating and achieve 5 Star NABERS rating• Full verification of base building Trigen power and cooling infrastructure• Commissioning Management of base building including verification of contractors
testing• Provision of Green Star commissioning requirements to achieve a 6 Star rating
(2011)
The Ark North Sydney
Case Study – Commissioning Management
Project: Invest Group Location: The Ark Mount St North SydneyRole: Independent Commissioning Management
Project OverviewConstruction of a four storey research facility with over 5,000 m2 of laboratory space as well as administrative, breakout, meeting spaces and two basement levels of specialist plant and equipment. Each floor has been equipped with independent plant areas to maximise efficiency of operation. In addition, all noisy heat-generating pieces of equipment have been grouped together to manage heat and there is a co-generation plant on the roof allow generation and supply of power back into the university’s grid.
The project adopted full commissioning management and post construction quarterly building tuning for the first year of operation in the drive to achieve a 4.5 Education Green Star rating.
Commtech Asia support• Full design appraisal for Commissionability• Commissioning Management of MEP Suppliers and Contractors• Verification of Laboratory Pressure Regimes• Quarterly building tuning for Green Star rating
Lowry Cancer Research Centre
Case Study – Commissioning Management
Project: Lowry Cancer Research Centre Location: University of NSWRole: Commissioning Management
Project DisasterOn a data center project the client’s project managers opted for a value engineering exercise that removed an independent commissioning manager from witnessing the factory test of the three chillers. The factory tests duly went ahead supervised by the manufacturer’s staff and a successful performance result was reported to the client.
However, when the chillers were delivered to site it was discovered that the pipe work connection had been incorrectly handed and did not align with the installed pipe work connections and plant room layout.
The project incurred a costly delay of two weeks at a critical stage in the handover process whilst the chiller manufacturer was brought to site to rectify the oversight.
SolutionEnsuring that the Commissioning Management team maintains an active involvement throughout the design appraisal, procurement and factory testing phase would have avoided this as the attention to detail of the commissioning process would have identified the fault as part of the commissioning process check list.
Data Center
Case Study - Nightmare Scenario
Project: Data Center Location: AsiaRole: Commissioning Management
Project DisasterOn a hotel project our Commissioning Management Team were brought in as a late appointment after the design and installation works had been completed and the hotel was at the stage of initial occupancy.
During our Commissioning Audit we noted chilled water temperature sensors incorrectly located preventing the system controls to operate. To make matters worse, the sensor was at the bottom of the guest room riser and no localised isolation valves and drain points had been provided on the 300mm pipes.
The entire guest room riser had to be drained down and re-filled overnight at the expense of guest room comfort and numerous complaints and loss of face for the five star hotel operator.
SolutionA simple design appraisal by the Commissioning Management Team during the design stage of the project would have avoided this scenario at minimal cost and embarrassment.
International Hotel Chain
Case Study - Nightmare Scenario
Project: International Chain Hotel Location: AsiaRole: Commissioning Audit and Management