technical retro-commissioning of existing buildingsv2)___4-18-16_public_… · nebb standards are...

Standard S120

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Technical Retro-Commissioning of 3

Existing Buildings 4

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Review Draft 2 (4-18-16) 6

7 8 This draft has been recommended for public review by the responsible project committee. 9 To submit a comment on this proposed standard, go to the NEBB website at www.nebb.org 10 and access the online comment database. The draft is subject to modification until it is 11 approved for publication by the Board of Directors and ANSI. The current edition of NEBB’s 12 procedural manual (as modified by any published addenda on the NEBB website) shall 13 remain in effect until this new standard is approved. 14 15 The appearance of any technical data or editorial material in this public review document 16 does not constitute endorsement, warranty, or guaranty by NEBB of any product, service, 17 process, or procedure. 18 19 © 2015 NEBB. This draft is covered under NEBB copyright. Permission to reproduce or 20 redistribute all or any part of this document must be obtained from the NEBB Standards 21 Council Chairman, NEBB 8575 Grovemont Circle, Gaithersburg, MD 20877, (301) 977-3698 22 404-321-5478. E-mail: 23 24

NEBB Technical Retro-Commissioning of Existing Buildings Standard S120 Draft 1 1-26-16

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1 NEBB Standard Project Committee S120 2 3 Jim Bochat – Chairman* Provider 4 Steve Wiggins – Vice Chairman* Provider 5 Scott Gordon – Secretary* Provider 6

Casey Batenhorst* Provider 7 Curtis Anthony* Provider 8 Peter Rawls* User 9

Michael Holland* User Clayton Smith* User 10 Jeffrey Howard* User Michael Meyhoefer* User 11 Dusty Wheeler* Provider 12 13 * Denotes voting member 14 15 NOTE 16 This Standard was developed under the auspices of NEBB. NEBB Standards are developed 17 under a review process, identifying a standard for the inspection, testing, balancing and 18 commissioning of building systems. NEBB Standards are prepared by project committees 19 appointed specifically for the purpose of writing Standards. The project committee chair 20 and vice-chair must be Certified Professionals of NEBB; other committee members may or 21 may not be NEBB Certified Professionals; all committee members must be technically 22 qualified in the subject area of the standard. 23 The NEBB Standards Council Chairman should be contacted for: 24

a. interpretation of the contents of this standard 25 b. participation in the next review of the standard 26 c. offering constructive criticism for improving the standard 27 d. permission to reprint portions of the standard 28

29 DISCLAIMER 30 NEBB uses its best efforts to produce Standards, Guidelines and Handbooks for the benefit 31 of the industry based upon available information and accepted industry practices. 32 However, NEBB does not guarantee, certify or assure the safety or performance of any 33 products, components, or systems tested, installed or operated in accordance with NEBB’s 34 Standards, Guidelines, Handbooks or that any tests conducted under its Standards, 35 Guidelines and Handbooks will be free from risk or will provide design intent performance. 36 37 NEBB INDUSTRIAL ADVERTISING POLICY ON STANDARDS 38 NEBB Standards, Guidelines and Handbooks are created to assist the industry and the 39 public by offering a uniform method of testing and validating systems functionality by 40 suggesting safe practices for inspecting and testing systems. NEBB Standards, Guidelines 41 and Handbooks are created by the need for them and conformance to them is completely 42 voluntary. 43 44 In referring to this Standard, Guideline or Handbook and in marketing of products or 45 services or in advertising, no claim shall be made, either stated or implied, that the product 46 or services has been approved or endorsed by NEBB. 47 48


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1 NEBB TECHNICAL RETRO-COMMISSIONING OF EXISTING BUILDINGS 2 3 TABLE OF CONTENTS 4 5 FOREWORD ..................................................................................................................................... 7 6

1. Purpose .................................................................................................................................... 9 7

2. Scope ....................................................................................................................................... 9 8

3. Definitions .............................................................................................................................. 10 9

4. Retro Commissioning (RCx) Activities and Deliverables ........................................................ 14 10

5. Planning the Project .............................................................................................................. 15 11

5.1. Preliminary Building Site Information ............................................................................ 15 12

5.2. Preliminary RCx Plan ...................................................................................................... 15 13

5.3. Create the Initial Current Facility Requirements (CFR) .................................................. 16 14

5.4. Establish the Initial RCx Project Schedule ...................................................................... 17 15

6. Documentation Procurement................................................................................................ 18 16

6.1. Existing Facility Construction Documents ...................................................................... 18 17

6.2. Utility Use Data .............................................................................................................. 18 18

6.3. Existing Equipment Submittals and Shop Drawings ...................................................... 18 19

6.4. Maintenance Management Reports .............................................................................. 18 20

7. Document Review and Preliminary Data Analysis ................................................................ 19 21

7.1. Perform Existing Document Design Review ................................................................... 19 22

7.2. Perform a Preliminary Energy and Water Audit ............................................................ 19 23

7.3. Create Preliminary Issue Log .......................................................................................... 19 24

8. Kickoff Meeting ...................................................................................................................... 20 25

8.1. Hold Kickoff Meeting with Owner’s Staff ....................................................................... 20 26

8.2. Perform Management Interviews .................................................................................. 20 27

8.3. Perform Operator Interviews ......................................................................................... 20 28

8.4. Create a Trending Plan ................................................................................................... 20 29

8.5. Place and Launch Data Loggers ...................................................................................... 20 30

9. System Assessment ............................................................................................................... 21 31


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9.1. Inspect and Assess Equipment ....................................................................................... 21 1

9.2. Control System Review .................................................................................................. 21 2

9.3. Perform Lighting and Plug Load Assessment ................................................................. 21 3

9.4. Review System Operations and Maintenance Programs ............................................... 21 4

9.5. Update CFR ..................................................................................................................... 21 5

9.6. Update Issue Log ............................................................................................................ 22 6

9.7. Initial Assessment Report ............................................................................................... 22 7

10. Discovery ............................................................................................................................... 23 8

10.1. Design Document and Records Review ......................................................................... 23 9

10.2. Perform Occupant Interviews ........................................................................................ 23 10

10.3. Initial System Assessment Issue Log .............................................................................. 23 11

10.4. Download Data Loggers ................................................................................................. 23 12

10.5. Perform Control Point to Point Tests and Sensor Calibration ....................................... 23 13

10.6. Update CFR ..................................................................................................................... 23 14

11. Issue Identification ................................................................................................................ 24 15

11.1. Identify List of Issues to Investigate ............................................................................... 24 16

11.2. Update Issue Log ............................................................................................................ 24 17

11.3. Develop Testing Plans .................................................................................................... 24 18

12. Quick Fixes ............................................................................................................................. 25 19

12.1. Perform Control System Quick Fixes .............................................................................. 25 20

12.2. Perform TAB Quick Fixes ................................................................................................ 25 21

12.3. Plumbing Systems Quick Fixes ....................................................................................... 25 22

12.4. Lighting Systems Quick Fixes .......................................................................................... 25 23

12.5. Quick Fix Record ............................................................................................................. 25 24

13. Deferred Maintenance Corrections ....................................................................................... 26 25

13.1. Perform Corrections ....................................................................................................... 26 26

13.2. Deferred Maintenance Corrections Record ................................................................... 26 27

14. System Testing ....................................................................................................................... 27 28

14.1. Perform “As Found” Survey ........................................................................................... 27 29


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14.2. Verify Terminal Unit Calibration (for systems with terminal units) ............................... 27 1

14.3. Perform Functional Performance Tests (FPT) to verify sequence of control ................ 27 2

15. Issue Analysis ......................................................................................................................... 28 3

15.1. Perform a Root-Cause Analysis of System Issues........................................................... 28 4

15.2. Develop List of RCx Recommendations ......................................................................... 28 5

15.3. Develop Costs, Savings and ROI Calculations for Recommendations ............................ 28 6

15.4. Perform Quick Fix and Deferred Maintenance Calculations.......................................... 28 7

16. System Improvement for tested systems.............................................................................. 29 8

16.1. Control System Improvements ...................................................................................... 29 9

16.2. TAB Adjustments Based upon Issue Analysis ................................................................. 29 10

17. System Improvements for Untested Systems ....................................................................... 30 11

17.1. Control System Improvements ...................................................................................... 30 12

17.2. Testing, Adjusting and Balancing (TAB) adjustments..................................................... 30 13

18. Create the Facility Operating Guide ...................................................................................... 31 14

19. Operator Instruction .............................................................................................................. 32 15

19.1. Operator Facility Hands-On Training .............................................................................. 32 16

19.2. Formal Operator Training ............................................................................................... 32 17

20. Retro-Commissioning Report ................................................................................................ 33 18

20.1. Executive Summary ........................................................................................................ 33 19

20.2. RCx Report ...................................................................................................................... 33 20

21. Corrective Actions of Recommendations .............................................................................. 34 21

21.1. Selection ......................................................................................................................... 34 22

21.2. Create Scope of Work (SOW) Documents for Recommendations ................................. 34 23

21.3. Functional Description ................................................................................................... 34 24

21.4. Corrective Action Responsibility of the Owner .............................................................. 34 25

22. Performance Verification (PV) ............................................................................................... 35 26

22.1. Functional Performance Testing .................................................................................... 35 27

23. Continuous Performance Tracking (CPT) ............................................................................... 36 28

23.1. Review or Create the CPT Tracking System ................................................................... 36 29


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23.2. Performance Tracking Operation Cycle ......................................................................... 36 1

23.3. Perform First Cycle of Performance Tracking ................................................................ 36 2

23.4. Compare Results to Past Results and Baselines ............................................................. 36 3

23.5. Train Operators on the Continuous Performance Tracking System .............................. 36 4

23.6. Utilization of FPTs for Continuous Performance Tracking ............................................. 37 5

24. Appendices ............................................................................................................................ 38 6

A. Normative Appendix - RCx Qualifications ...................................................................... 38 7

B. Informative Appendix – Standard RCx Process Outline ................................................. 41 8

C. Informative Appendix – Advanced RCx Process............................................................. 44 9

D. Informative Appendix – Contract Requirements ........................................................... 47 10

E. Informative Appendix - Multiple Facility Selection ........................................................ 48 11

F. Informative Appendix - CFR Requirements .................................................................... 49 12

G. Informative Appendix - RCx Plan .................................................................................... 51 13

H. Informative Appendix – Typical Project Items to Review .............................................. 53 14

I. Informative Appendix - Issue Log ................................................................................... 55 15

J. Informative Appendix - Executive Summary Report ...................................................... 56 16

K. Informative Appendix – Retro-Commissioning Report .................................................. 57 17

L. Informative Appendix – Outline of Facility Guide .......................................................... 59 18

M. Informative Appendix – Assessment Report Forms ....................................................... 60 19

N. Informative Appendix – Scope of Work (SOW) .............................................................. 62 20

O. Informative Appendix – Performance Verification ........................................................ 63 21

P. Informative Appendix – Performance Tracking System and Report ............................. 66 22

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NEBB Technical Retro-Commissioning of Existing Buildings Standard S120 Draft 12-10-15

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This foreword is not part of this standard. It is for information only and does not contain requirements necessary 1 for conformance to the standard. It has not been processed according to the ANSI requirements for a standard 2 and may contain material that has not been subject to public review or a consensus process. Unresolved objectors 3 on informative material are not offered the right to appeal at NEBB or ANSI. 4

FOREWORD 5 Technical Retro-Commissioning (RCx) is the process of inspecting, testing, analyzing, adjusting and 6 optimizing existing building systems to meet the owner’s needs. NEBB sees a need in the industry 7 to clearly define what results an RCx project should provide an owner beyond the energy audit 8 process. 9 10 RCx is intended to improve facilities Indoor Environmental Quality (IEQ) by improving the facilities 11 comfort, air quality, lighting quality and acoustic quality. RCx is also intended to improve existing 12 system performance and to reduce energy and water usage. All retro-commissioning projects 13 should include an ASHRAE Level II energy and water audit as a core discovery process of the RCx 14 effort. 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 RCx typically involves the HVAC system, control systems, lighting systems and plumbing systems. It 35 may also include the building envelope and the electrical systems. The Technical RCx Process also 36 assists the owners with training and instruction of operators for the proper operations of the 37 facilities systems. 38 39 This standard involves IEQ improvement but does not cover or construe responsibility for IAQ 40 remediation in any form. NEBB, its certified firms, and its Certified Professionals take no 41 responsibility for IAQ testing or remediation. Owners should obtain qualified providers for all IAQ 42 testing and remediation beyond the RCx process. 43 44

Retro-Commissioning

OPTIMIZATIONTESTING

Energy Audit


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To provide maximum benefit to the owner, the Technical RCx Process should be carried out with 1 the same RCx team from the beginning of the investigation clear through the commissioning of the 2 corrective measures and the verification of final system performance. This is the only way the 3 predicted benefit of the RCx process can be evaluated and achieved. 4 5

6 7 This standard details a minimum process that is applied to existing systems and any corrective 8 measures resulting from the original evaluation of the facility. An RCx process can be a maximum 9 process as described in Appendix B which will provide maximum benefit to the owner. These 10 corrections may be system adjustment, repair, upgrade or replacement. If an RCx project entails 11 corrections that are large projects or complete replacement of systems, then those corrections 12 should be commissioned using the “NEBB Procedural Standards for Whole Building Systems 13 Technical Commissioning for new Construction.” Once all corrective measures are complete and 14 fully commissioned a Performance Verification and Performance Tracking System is instigated as 15 per this standard. The Performance Tracking System continuously measures performance and 16 compares it to past performance and to choose baselines to show improvements in continuing 17 operations. 18 19 This standard details a process in a linear fashion however the RCx process may actually not be 20 linear in function but rather an iterative process. 21 22 RCx is an owner driven process where the owner may require a scope of work or process that 23 differs from this standard. In those cases, the scope of work covered by this standard shall be done 24 in accordance with this standard. 25 26 This technical standard is intended to be performed by highly trained individuals who have 27 demonstrated their capability by receiving a personal certification in performing retro-28 commissioning services and who are employed by an RCx certified company. NEBB provides RCx 29 certification of firms and training and certification of individuals in RCx services. Using NEBB-30 certified firms and individuals in the performance of retro-commissioning to this standard assures 31 the owner of a high quality project. 32

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RCx

Cx

PV

Complete Retro-Commissioning


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1. Purpose 1 The purpose of this standard is to identify the minimum acceptable efforts for a Technical 2 Retro-Commissioning Project. 3

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2. Scope 6 This standard provides required processes, technical procedures, methods, and required 7 documentation requirements for a Retro-Commissioning project methodology that will 8 discover existing operating conditions and improve the operation and functionality of 9 existing building systems. Including: 10

a. Identify “As Found” operating and performance parameters, 11 b. Discovery of system issues, 12 c. Root cause analysis of issues discovered, 13 d. Improvement of existing systems performance, 14 e. Recommended corrective measures for further improvement, 15 f. Commissioning of corrective measures completed, and 16 g. Performance verification of final results of the RCx project. 17

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3. Definitions 1 2

Advanced RCx Process: The advanced RCx process applies the RCx process to all HVAC 3 and plumbing systems where as the standard RCx process only applies the process to 4 systems that have been found to be deficient. 5 6 Building Automation System (BAS): A building automation system is an electronic 7 control system that provides automatic control of the building systems. The BAS provides 8 a man/machine interface for operator control and management of the buildings technical 9 systems. 10 11 Constant Volume (CV) A control device that maintains constant air or water flow 12 13 Control Point-to-Point Test (DDC Networked): A process where each control point in a 14 control system is verified by testing its operation and polarity from the graphic screen to 15 the end device. Point-to-point testing includes calibrating all controlling sensors and 16 verifying actuator ranging. 17 18 Control Point-to-Point Test (Standalone): A process where each control action in a 19 control system is verified by testing its operation and polarity by activating the control 20 action. Point-to-point testing includes calibrating all controlling sensors and verifying 21 actuator ranging. 22 23 Continuous Performance Tracking (CPT): A system or process of evaluating energy and 24 water usage over time on a continuous basis. The results of the evaluation are compared 25 to past results for the same time period and to peer group buildings on an annualized 26 basis. 27 28 Corrective Action: The act of repairing, replacing or upgrading equipment or systems and 29 rebuilding existing systems or adding new system through construction activities in 30 response to a set of RCx recommendations 31 32 Current Facility Requirements (CFR): A written document that details the owner’s 33 project requirements for the existing building and its systems. These include project goals, 34 measurable performance criteria, cost considerations, benchmarks and environmental 35 criteria for the present use of existing areas of the facility. 36 37 Data Logger: A recording device that provides time interval data on space conditions or 38 operating conditions of a piece of equipment. Data logs are used to create data trends for 39 system diagnostics. 40 41 Data Trends: A graphical representation of a data log. Data trends can be created from 42 standalone data loggers or may be created from data logs obtained through calibrated 43 building management or control systems. 44 45


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Deferred Maintenance: Deferred maintenance is any issue that is normally done through 1 a preventive maintenance process but which has not been completed. Deferred 2 maintenance issues are items that impact the performance of the systems. 3 4 Deficiency: Any condition that adversely affects the commissionability, operability, 5 maintainability or functionality of a system, equipment or component or an issue that does 6 not conform to the project CFR. 7 8 Energy Audit: An audit of the energy and water usage of a facility comparing its total 9 energy utilization intensity (EUI) and water use intensity (WUI) to past results and peer 10 buildings. Includes a preliminary list of issues discovered during the energy audit of items 11 that affect the energy and water usage of a building. 12 13 Energy Cost Index (ECI): A cost measurement used for the purpose of rating a facility’s 14 energy cost per square foot. 15 16 Energy Conservation Measures (ECM): Any type of project conducted, or technology 17 implemented, to reduce the consumption of energy in a building. 18 19 Energy Utilization Intensity (EUI): A measurement used for the purpose of rating a 20 facility's energy consumption per square foot; used by the U.S. Department of Energy. 21 Normally EUI is expressed as energy per square foot per year. It's calculated by dividing 22 the total energy consumed by the building in one year (measured in kBtu or GJ) by the 23 total gross floor area of the building. 24 25 Facility Operation Guide: A facility operation guide is a written instruction on the proper 26 operation of a system. A facility guide should include mechanical operating procedures, 27 control operation procedures, basic set-points to maintain and what to do to correct 28 standard operating deficiencies. 29 30 Functional Description (FD): A functional description defines how a system should perform 31 to meet the requirements of the CFR. The FD shall define how a system is to be operated, its 32 set-points, its schedules and its predicted performance values. The FD may also include 33 performance calculations and baselines used in evaluating performance. 34 35 Functional Performance Test (FPT): A FPT test is a test of the automatic sequence of a 36 system. This test may be a manually-observed step sequence or it may be an automated 37 trend of the sequence of control. All FPT tests are designed by the RCx provider. 38 39 Indoor Air Quality (IAQ): IAQ refers to the quality of the air inside buildings as 40 represented by concentrations of pollutants and thermal (temperature and relative 41 humidity) conditions that affect the health and performance of occupants. 42 43 Indoor Environmental Quality (IEQ): IEQ refers to the environmental qualities of 44 building spaces that affect the health, comfort and performance of occupants. IEQ includes 45 the following: 46


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a. Comfort of the space for temperature and humidity, 1 b. Acoustic quality of the space, 2 c. Lighting quality of the space, and 3 d. IAQ quality of the space. 4

5 Issue: An issue is defined as any system or equipment component, operating 6 characteristic or existing performance value that is not in compliance with the CFR. 7 8 Issue Log: The issue log is used to track system issues as they are found and analyzed. The 9 issue log is used to develop the final list of recommendations for the project. 10 11 Key Parameter: The variables associated with a specific piece of equipment or system 12 that are required to establish a baseline of improved performance. Key parameters can 13 include existing and proposed set-points, input variables, equipment efficiency, number of 14 occupants, schedule changes, etc. The key parameter variables are changed to reflect the 15 improvement of performance between the pre and post variables. 16 17 Lighting Assessment: A lighting assessment is a process of determining the quantity and 18 type of lighting fixtures used on a project. The audit should include number, type and total 19 power consumption of each fixture. 20 21 Operating and Maintenance Document (O&M): Documents that explain the operations 22 and maintenance requirements for a piece of equipment or system. 23 24 Performance Verification (PV): Performance verification is a system or process of 25 evaluating the performance of a system in isolation. PV normally utilizes FPT to verify 26 performance. The PV system or process shall evaluate the systems to their functional 27 description to verify they are performing and achieving the predicted benefits. 28 29 Quick Fix: The act of adjusting or repairing an issue that will impact the performance 30 evaluation of a system or piece of equipment. A quick fix is normally defined as something 31 that can be done with minimal effort and without additional material or labor expense. 32 The appropriate level of effort or costs of a quick fix must be defined as a part of the 33 contract. 34 35 RCx Plan: A document that outlines the scope of the project and defines the RCx team and 36 their responsibilities. It defines the processes utilized and the anticipated schedule for the 37 project and defines the documentation requirements of the RCx project. 38 39 Retro-Commissioning (RCx): Technical RCx is the technical process of improving 40 building systems by inspecting, testing, analyzing, calibrating, repairing, adjusting and 41 optimizing building systems, and training operators for the purpose of improving building 42 performance (IEQ, energy and water use). 43 44 45


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Retro-Commissioning Provider: The retro-commissioning provider is a qualified 1 individual who has demonstrated their capability by achieving a personal certification in 2 Technical Retro Commissioning such as NEBB RCx certification or similar certifications 3 that are specific to Retro Commissioning. 4 5 Retro-Commissioning Team: The retro-commissioning team is the group of technical 6 experts that the RCx provider has assembled to perform the project. 7 8 Return on Investment (ROI): A performance measure used to evaluate the efficiency of 9 an investment or to compare the efficiency of a number of different investments. To 10 calculate ROI, the benefit (return) of an investment is divided by the cost of the 11 investment; the result is expressed as a percentage or a ratio. 12 13 Scope of Work (SOW): A document that details the work required for a recommended 14 corrective action. The document includes a written narrative of the work and any sketches 15 or drawings required to develop a price proposal. 16 17 System Improvement: The act of adjusting or manipulating a system to improve its 18 performance to the extent that can be accomplished without major changes to the existing 19 system. 20 21 Testing, Adjusting and Balancing (TAB): A systematic process or service applied to 22 mechanical systems to achieve and document air and hydronic flow rates, pressure and 23 temperature readings. 24 25 Variable Air Volume (VAV) A control device that varies the flow to a control value such 26 as temperature 27 28 Water Cost Index (WCI): A cost measurement used for the purpose of rating a facility’s 29 cost of water per square foot. 30 31 Water Use Intensity (WUI): A measurement used for the purpose of rating a facility’s 32 water consumption per square foot or per occupant. Normally WUI is expressed as water 33 used per square foot or per occupant per year. It is calculated by dividing the total water 34 use by the building per year by the total gross floor area of the building or by the number 35 of total occupants of the building. 36

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4. Retro Commissioning (RCx) Activities and Deliverables 1 2

Technical RCx Process & Deliverables Overview Activity Deliverables & Documentation

5. Planning the Project Preliminary RCx Plan Initial CFR Initial Project Schedule

6. Document Procurement None

7. Document Review & Preliminary Data Analysis Preliminary Energy and Water Utility Analysis Preliminary Issue Log

8. Kickoff Meeting Management and Operator Interview record Trending Plan

9. System Assessment

Assessment Report Lighting and Plug Load Assessment Updated CFR Updated Issue Log

10. Discovery

Occupant Interview record Data Logger Trending As Found TAB Readings record Control System Point-to-point Test record Sensor and Terminal Unit Calibration record Updated CFR Updated Issue Log

11. Issue Identification List of Issues to be Investigated Testing Plan

12. Quick Fixes Quick Fix Record

13. Deferred Maintenance Corrections Deferred Maintenance Corrections Record

14. System Testing for Systems with found issues As Found Test Record Terminal Unit Calibration Record Functional Performance Test Record

15. Issue Analysis List of RCx Recommendations Recommendation Calculations and Estimates Quick Fix and Deferred Maintenance Calculations

16. System Improvements for Tested Systems Control System Adjustment Record TAB Adjustment Record

17. System Improvements for Untested Systems Control System Adjustment Record

18. Create Facility Operating Guide Facility Operating Guide

19. Operator Instruction None

20. Retro-Commissioning Report Retro-Commissioning Report

21. Corrective Actions of Recommendations SOW Documents for Selected Corrections Corrections Commissioning Reports

22. Performance Verification FPTs to be Used for Performance Verification

23. Continuous Performance Tracking Performance Tracking Report

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5. Planning the Project 1 2 Introduction: 3 Each retro-commissioning project is unique and will have specific work tasks that are 4 different from other retro-commissioning efforts. These variances must be defined in the 5 early planning stage of a project. 6

5.1. Preliminary Building Site Information 7 Prior to a final proposal and contract the provider will require certain specific site 8 information to determine the general condition of the facility and its systems to 9 determine the amount of discovery and testing required. This information may be 10 obtained either by performing a facility walk through or by receiving the information 11 from the owner. This information shall include: 12

a. Building name, number of floors and square feet of occupied space 13 b. Owner’s representative contact information for this project 14 c. Number of occupants and type of work 15 d. Desired building areas and systems in scope of work 16 e. Ceiling types and heights per area, are lifts required 17 f. Year of construction and year of major remodels or upgrades 18 g. List of HVAC equipment in scope of work 19 h. List of plumbing fixtures and equipment in scope of work 20 i. List of electrical equipment in scope of work 21 j. What type of control system does the facility have 22 k. List of problem areas or known issues 23 l. AreIs electrical, gas and water meters currently installed and operational 24 m. Are approximate costs per square foot data available for energy and water use 25 n. Are construction documents available 26 o. Are utility bills or use and costs data available 27 p. Are maintenance management data available 28 q. Are submittal and O&M documents available 29 r. Are past TAB reports available 30 s. Will owners O&M staff be available to participate on the RCx team 31 t. What are the security access requirements? 32

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5.2. Preliminary RCx Plan 34 The RCx provider shall produce a preliminary RCx plan describing the RCx project 35 including: 36

a. Scope of the project 37 b. Define the CFR 38 c. Define the RCx team 39 d. Define the RCx team’s roles and responsibilities 40 e. Define the preliminary schedule 41 f. Define system assessments 42 g. Define site testing to validate all system are operating correctly 43 h. Define system quick fixes 44


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i. Define system optimization activities 1 j. Define RCx report. 2

5.3. Create the Initial Current Facility Requirements (CFR) 3 The RCx provider shall create the preliminary CFR. The CFR shall be updated through 4 the course of the RCx process. 5 6

a. CFR Development 7 The RCx provider shall gather all CFR criteria from existing documents and 8 from the owner, managers, operators and occupants. 9

i. Existing documents that can provide CFR information if available: 10 Existing construction documents 11 Original OPR and BOD documents 12 Original TAB and Cx reports 13 Existing utility data 14 Operations maintenance records 15 Owner operating standards. 16

ii. CFR data from interviews 17 Additional CFR data shall be obtained from interviewing the owner, 18

his managers and operators or other key personnel. 19 iii. The final CFR data shall be updated to this preliminary CFR during the 20

site discovery inspections. 21 22

b. CFR Content 23 At a minimum the CFR shall contain the following information that documents 24 the owner’s requirements for the project: 25

Owner’s statement of existing concerns of poor performance 26 What is the driving force for the RCx project 27 Owner’s overall goals and objectives 28 Anticipated changes in building space performance 29 Anticipated change in trouble calls 30 Anticipated energy use goals 31 Anticipated water use goals 32 Project scope 33 Definition of quick fixes 34 Quick fix allowances 35 Owners list of staff assigned to the RCx project 36 Intended use of facility staff to assist RCx efforts 37 Intended use of outside contractors to assist RCx efforts 38 Anticipated upgrade or replacement description and schedule 39 System manual and facility guide requirements 40 Communication methods between facility staff, occupants and 41

commissioner 42 Design tolerances (safety factors, redundancy etc.) 43 Equipment and system maintainability expectations 44


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Security requirements 1 Accessibility requirements 2 Indoor environment requirements 3 Special user/occupants requirements 4 Environmental and sustainability goals 5 Training requirements for owner’s personnel 6 Lifecycle cost requirements for system repair and upgrades 7 Benchmarks to be used for evaluating the facility’s systems and 8

assemblies 9 Training requirements for users and occupants 10 Performance verification approach 11 Disruption or displacement of occupants during project 12 Areas of the building that have changed use since original design 13 Number of occupants per area 14 Occupancy schedules and set points per area 15 Unoccupied Schedules and Set points per area 16 Maintenance schedules 17

5.4. Establish the Initial RCx Project Schedule 18 The preliminary RCx project schedule shall be established during the project 19 planning so that the owner can prepare for any disruption that may occur and for 20 scheduling of his personnel that will be used as a part of the process. 21

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6. Documentation Procurement 1 2 Introduction: 3 The RCx provider shall obtain the following documentation from the owner or other 4 sources. If documents do not exist, then it is the commissioner’s responsibility to develop 5 the required data from field inspections as needed to complete the RCx process. 6

6.1. Existing Facility Construction Documents 7 Obtain the following documents from the owner: 8

a. Original construction drawings 9 b. Original construction specifications 10 c. Remodel construction drawings 11

If facility construction documents do not exist, the RCx provider shall perform the 12 RCx process from field investigation. 13

6.2. Utility Use Data 14 At a minimum obtain the following data from the owner or utility: 15

a. One year of electrical utility bills or usage and cost data 16 b. One year of gas utility bills or usage and cost data 17 c. One year of water utility bills or usage and cost data 18 d. One year of fuel costs or usage and cost data 19 e. One year of purchase steam, Hot Water (HW) or Chilled Water (CHW) usage 20

and cost data 21

6.3. Existing Equipment Submittals and Shop Drawings 22 Obtain the following documents from the owner: 23

a. Existing equipment submittals or shop drawings 24 b. Control system “As Built” submittals 25 c. Copies of written control sequences or diagrams 26 d. Copies of existing facility operations guides 27

If equipment submittals and shop drawings do not exist, the RCx provider shall 28 perform the RCx process from field investigation. 29

6.4. Maintenance Management Reports 30 At a minimum obtain the following documents from the owner: 31

a. One-year summary report of trouble calls from the maintenance management 32 system 33

b. Equipment replacement records 34 If facility maintenance management documents do not exist, the RCx provider shall 35 perform the RCx process from field investigation. 36

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7. Document Review and Preliminary Data Analysis 1 2 Introduction: 3 Prior to performing site discovery, the RCx team shall provide the following document 4 review to become familiar with the project’s systems and to discover any design issues 5 that may be present in the existing systems. 6

7.1. Perform Existing Document Design Review 7 Review the existing design drawings to identify issues that will potentially cause 8 operational issues. At a minimum, the RCx team shall perform the following reviews 9 for systems in the project scope of work: 10

a. Perform HVAC equipment, air and hydronic systems review 11 b. Perform HVAC control system and sequence review 12 c. Perform lighting and lighting control review 13 d. Perform review of existing Cx and TAB reports 14 e. Perform plumbing fixture and hot water systems review 15 f. Review maintenance management reports 16

7.2. Perform a Preliminary Energy and Water Audit 17 Review the existing utility bills or usage and cost data to determine the as-found EUI 18 and ECI and WUI and WCI. 19

7.3. Create Preliminary Issue Log 20 From these reviews create a preliminary issue log recording each found issue so each 21 of them can be evaluated during the site investigation. An issue is any system or 22 piece of equipment that is not performing in compliance with the CFR. 23

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8. Kickoff Meeting 1 The RCx provider shall hold a project kickoff meeting and perform the following activities: 2

8.1. Hold Kickoff Meeting with Owner’s Staff 3 The project kickoff meeting is intended to inform the owner, facility managers and 4 operators of the RCx project scope, the process to be utilized and to identify the 5 commissioning team and their roles and responsibilities. The kickoff meeting is also 6 the time that site security and facility access are discussed with the managers. 7

8.2. Perform Management Interviews 8 The RCx provider shall interview the facility or department managers to 9 communicate the following: 10

a. Inform them of the activities you will be performing in their areas and what 11 access you will require 12

b. Explain the purpose of the data loggers you have deployed 13 c. Allow them to tell you of any poor IEQ performance areas in their areas of 14

responsibility 15

8.3. Perform Operator Interviews 16 The RCx provider shall interview key facility operators separately from management 17 personnel to communicate the following: 18

a. Inform them of the activities you will be performing in their areas and what 19 access you will require 20

b. Explain the purpose of the data loggers 21 c. Allow them to tell you of any poor IEQ performance areas in their areas of 22

responsibility 23 d. Allow them to tell you of issues of repairing or operational adjustments to 24

systems and the results observed 25

8.4. Create a Trending Plan 26 The RCx provider shall create a trending plan that will identify the location and type 27 of data loggers used to record the as-found environmental conditions of the systems. 28 At a minimum, one space temperature and humidity data logger shall be placed in 29 each space control zone. 30

8.5. Place and Launch Data Loggers 31 Place data loggers in key locations as per your trending plan. Data loggers shall be 32 left in place for a minimum of 15 days prior to any system testing or adjusting. 33

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9. System Assessment 1 The RCx team shall perform a general system assessment on all equipment and systems 2 included in the project scope of work. Assessment shall include the following: 3

9.1. Inspect and Assess Equipment 4 The RCx team shall inspect and assess the general condition of the equipment or 5 system Include the following in the assessment: 6

a. List observed deferred maintenance issues that will affect performance 7 b. List general observed conditions with an estimate of remaining life 8 c. List any issues observed that will adversely affect performance or the 9

equipment’s ability to be maintained or operated correctly 10 d. Record operating conditions as observed or measured for baseline reference 11

Season or mode of operation 12 Estimated or measured load 13 Operating set-points. 14

9.2. Control System Review 15 The RCx team shall perform a condition assessment of the control system. Record the 16 following: 17

a. List observed deferred maintenance issues that will affect performance 18 b. Record if the layout or point list is different than submitted “As Built” 19

documentation 20 c. Assess type, range, application, location and proper installation of all control 21

devices 22 d. List any broken or nonoperational components 23

9.3. Perform Lighting and Plug Load Assessment 24 The RCx team shall assess the lighting and plug load systems by inspecting and 25 quantifying the loads. Review and assess the lighting control systems. 26

9.4. Review System Operations and Maintenance Programs 27 The RCx team shall review how the facility and its systems are operated and provide 28 the following: 29

a. Review effectiveness of the maintenance and operations programs and make 30 recommendations for improvements to facility guide 31

b. Determine if operator advanced training is needed for improved operations 32 c. Record discovered issues that prevent the operators from correcting known 33

issues or operating the systems in a way that would provide better 34 performance 35

9.5. Update CFR 36 The RCx team shall update the CFR with information gathered during the project 37 assessment. The key CFR issues to include are: 38

a. Space change of use from original design 39 b. Change in the number of occupants per area from original design 40 c. Added or deleted space from original design 41 d. Environmental set-point or load changes 42


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9.6. Update Issue Log 1 The RCx team shall update the issue log with issues discovered during the system 2 assessment and interviews. 3

9.7. Initial Assessment Report 4 The assessment report is a report of the existing system conditions and a record of 5 found issues and operating parameters. 6 7

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10. Discovery 1 It is required that the RCx team discover which systems or components are not working 2 correctly so further testing can be performed on them to adequately diagnose the root 3 cause of the issue and to find solutions for correction. To that end, every system and piece 4 of equipment shall be tested in the following manner for correct operation. If a system or a 5 part of a system is found to be working correctly, then no further testing is required on 6 that system or part of that system. 7

10.1. Design Document and Records Review 8 The RCx team shall include deficiencies from the design document reviews done 9 earlier. 10

10.2. Perform Occupant Interviews 11 The RCx team shall perform occupant interviews to determine areas that will 12 require additional investigation. 13

10.3. Initial System Assessment Issue Log 14 The RCx team shall use the issues log generated during the initial system 15 assessment to determine areas that will require additional investigation. 16

10.4. Download Data Loggers 17 The RCx team shall download the data from the data loggers placed earlier in the 18 project. The data logs shall be reviewed to determine if the areas measured are 19 performing correctly. 20

10.5. Perform Control Point to Point Tests and Sensor Calibration 21 The RCx team shall perform a control point-to-point test on all active control points 22 and perform a sensor calibration on all controlling sensors excluding terminal unit 23 calibration. 24

10.6. Update CFR 25 The RCx team shall update the CFR with information gathered during the Discovery 26 process that changes any CFR entries. Any required changes need to be approved 27 by the owner prior to proceeding. 28 29 30

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11. Issue Identification 1

11.1. Identify List of Issues to Investigate 2 The RCx team shall create a list of probable issues from the discovery process that 3 will require additional investigation to uncover root causes. 4

11.2. Update Issue Log 5 The RCx team shall update the issue log with issues to be investigated. 6

11.3. Develop Testing Plans 7 The RCx team shall generate a test plan for each of the issues uncovered during the 8 discovery process that will provide adequate information to develop the final issue 9 recommendations and calculation of savings. 10

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12. Quick Fixes 1 Quick fixes are an important part of the technical RCx process in providing value of the 2 RCx project to the owner. Quick fixes are adjustments or repairs that can be made quickly 3 without parts unless defined differently in the RCx plan and contract. Quick fixes can be 4 performed at any stage of the commissioning process. 5

12.1. Perform Control System Quick Fixes 6 The RCx team shall provide control system quick fixes on control programming 7 that is affecting system performance. At a minimum perform the following quick 8 fixes: 9

a. Changing system operating schedules 10 b. Changing control system set-points 11 c. Inputting sensor calibration offsets 12 d. Removing overrides or activating reset sequences 13 e. VAV or CV box calibration 14

12.2. Perform TAB Quick Fixes 15 The RCx team shall provide TAB quick fixes for any TAB deficiencies that are 16 materially affecting system testing or analysis. These quick fixes may include the 17 following TAB adjustments: 18

a. Resetting dampers 19 b. Unblocking grilles and registers 20 c. Resetting Air Handling Unit (AHU) or Fan Coil Unit (FCU) air flows with a 21

significant variance from design 22

12.3. Plumbing Systems Quick Fixes 23 The RCx team shall perform no cost/low cost water pressure and hot water 24 temperature adjustment corrections. 25

12.4. Lighting Systems Quick Fixes 26 The RCx team shall perform no cost/low cost lighting schedule adjustments. 27

12.5. Quick Fix Record 28 Provide a quick fix report that lists each adjustment or correction made, who 29 performed, date and time of fix, include why the fix was performed and list its 30 intended results. 31 32

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13. Deferred Maintenance Corrections 1 The RCx team shall perform required activities to eliminate any deferred maintenance 2 issues that will cover up other system issues. 3

13.1. Perform Corrections 4 Typical deferred maintenance corrections include: 5

a. Filter correction 6 b. Clean coils 7 c. Attach or adjust damper linkages 8 d. Re-attach flex duct to duct taps or diffusers 9 e. Clean pipe strainers and tower screens 10 f. Replace and adjust fan belts 11 g. Failed device components 12

13.2. Deferred Maintenance Corrections Record 13 Provide a corrections report that lists each adjustment or correction made, who 14 performed, date and time of correction, why the correction was performed and list 15 its intended results. 16 17 18

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14. System Testing 1 It is required that the RCx team perform system testing on systems that have been found 2 to not be working correctly through the discovery process to adequately diagnose the root 3 cause of the issue and to find solutions for correction. 4 5 The RCx Provider shall be responsible for providing testing instruments with the correct 6 accuracies and calibrated to meet the requirements of the specific tests being performed. 7 The RCx Provider shall have knowledge of proper use and application of all required 8 instruments. Refer to Appendix A for tool and instrument requirements. 9 10 For every system with discovered issues perform the following: 11

14.1. Perform “As Found” Survey 12 For all systems that have been found to not be working correctly the RCx team shall 13 perform an “As Found” survey of all heat exchange devices and working fluids. 14 Readings shall be reviewed for any areas that are not providing adequate IEQ 15 performance. Minimum readings shall be as follows: 16

a. Record as found air flow for grills and registers 17 b. Record as found air total flow per terminal units 18 c. Record as found air flow and pressure profile of AHUs 19 d. Record outside air flows and building pressure 20 e. Record entering and leaving air temperatures of AHUs 21 f. Record primary water flows, temperatures and pressures on pumps and 22

chillers, boilers and heat exchangers 23

14.2. Verify Terminal Unit Calibration (for systems with terminal units) 24 For all systems that have been found to not be working correctly, the RCx team 25 shall test all VAV and CV boxes on that system to determine if the flow calibrations 26 are correct. If incorrect, re-calibrate the box. 27

14.3. Perform Functional Performance Tests (FPT) to verify sequence of control 28 For all systems that have been found to not be working correctly, the RCx team 29 shall perform sequence of control functional tests to determine the following: 30

a. The actual sequence of control programmed into the control systems 31 b. To evaluate the baseline of system performance 32

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15. Issue Analysis 1 The RCx team shall analyze each issue or group of issues to fully understand what is 2 causing the issue and what will be the best solution for its correction. 3

15.1. Perform a Root-Cause Analysis of System Issues 4 The RCx team shall perform a root-cause analysis of each issue found. This analysis 5 will verify that each issue or combination of issues is attributable to a root-cause 6 that is correctly addressed by the recommended solution. If a root-cause cannot be 7 identified, then return to the site and continue to investigate and test the system in 8 question until the root-cause is identified. 9

15.2. Develop List of RCx Recommendations 10 From the root cause analysis develop a list of recommendations for corrections 11 beyond what was done as a quick fix during the RCx process. Typical 12 recommendations shall be one of the following: 13

a. O&M revisions or repairs 14 b. IEQ enhancements 15 c. Extensive system re-programming 16 d. Extensive system TAB 17 e. Equipment replacement or upgrades 18 f. Control system upgrades 19 g. Energy and water use reduction measures 20 h. Improvement projects due to re-design 21 i. Factory or school provided operator training 22

15.3. Develop Costs, Savings and ROI Calculations for Recommendations 23 For each recommendation, produce calculations for energy and water reduction if 24 any and produce a cost estimate for the implementation of the recommendation. 25 Each recommendation shall have the following: 26

a. Budgetary estimate of cost of implementing the recommendation 27 Includes design costs if any 28 Includes construction or implementation costs 29 Includes cost of commissioning 30

b. Utility Reduction calculations 31 c. Reduction in maintenance costs 32 d. Include applicable incentives, rebates or grants 33 e. Return on investment calculations 34

15.4. Perform Quick Fix and Deferred Maintenance Calculations 35 For each quick fix or deferred maintenance correction completed, produce the 36 following actions and calculations and include in the RCx report: 37

a. Description of the quick fix and its expected benefits 38 b. Estimate of implementation costs 39 c. Estimate of energy and water savings, if any 40 d. Estimate of reduction in maintenance costs if any 41 e. Calculation of payback and ROI 42

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16. System Improvement for tested systems 1 The main focus of technical retro-commissioning is to make existing systems perform as 2 well as possible without large costs of replacing major systems. To this end, each system is 3 to be optimized to allow the existing system to perform better than before the RCx project 4 was done. At a minimum the RCx team shall perform the following improvement activities 5 on each system tested as described in “Section 14 -- System Testing.” If any system is not 6 capable of the required adjustments, then they shall be added to the issue log. 7

16.1. Control System Improvements 8 The RCx team shall improve the system performance by implementing one or more 9 typical control system adjustments: 10

a. Change operating schedules to meet the CFR 11 b. Change operating set-points to meet the CFR 12 c. During occupied hours, place unoccupied zones into a standby mode 13 d. Activate or add reset sequences to meet the CFR 14 e. Activate economizers if inactive 15 f. Verify Calibration of terminal unit controllers 16

16.2. TAB Adjustments Based upon Issue Analysis 17 a. The RCx team shall perform final TAB adjustments to the existing 18

equipment if existing capacities allow for flow adjustment to meet space 19 calculations requirements and TAB issue resolution 20

b. Verify outside air (OSA) flow is correct for both ventilation and 21 pressurization requirements. 22

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17. System Improvements for Untested Systems 1 The RCx team shall implement the control system improvements made to the tested 2 systems to all systems not tested as described in “Section 14 -- System Testing.” If any 3 system is not capable of the required adjustments, then they shall be added to the issue 4 log. 5

17.1. Control System Improvements 6 The RCx team shall improve the system performance by implementing one or more 7 typical control system adjustments: 8

a. Change operating schedules to meet the CFR, 9 b. Change operating set-points to meet the CFR, 10 c. During occupied hours, place unoccupied zones into a standby mode, 11 d. Activate or add reset sequences to meet the CFR, and 12 e. Activate economizers if inactive. 13

17.2. Testing, Adjusting and Balancing (TAB) adjustments 14 a. Verify OSA flow is correct for both ventilation and pressurization 15

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18. Create the Facility Operating Guide 1 The RCx team shall create or update the existing facility operating guide for the systems in 2 the scope of work. At a minimum, the facility operating guide shall include: 3

a. System schedules and set-points, 4 b. Functional descriptions of system operations to maintain performance in order to 5

achieve the predicted performance, and 6 c. Maintenance instructions for systems revised during the RCx process. 7

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19. Operator Instruction 1

19.1. Operator Facility Hands-On Training 2 The RCx team shall encourage active participation from the owner’s staff in the RCx 3 process. This training is provided by the direct involvement of the operators in 4 systems diagnostics, testing and performing corrections with the RCx team. 5

19.2. Formal Operator Training 6 The RCx team shall facilitate operator training as required by the owner to meet 7 the CFR operating requirements. Minimum training includes: 8

a. Facility Operating Guide Review 9 a.b. Review of the final CFR 10

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20. Retro-Commissioning Report 1 After completion of the RCx effort, the provider shall create a report which shall include 2 the following information: 3

20.1. Executive Summary 4 The executive summary shall provide a general review of the RCx process 5 performed and will include adequate information for the owner to understand the 6 financial impact of the project and to make decisions on what recommendations to 7 implement. The executive summary will include: 8

a. Overview of the project, 9 b. Results of the financial impact of the RCx project, and 10 c. Table of RCx Recommendations including system improvements and energy 11

and water reduction improvements. 12

20.2. RCx Report 13 The report shall include the following: 14

a. Title page, 15 b. Certification Page 16 b.c. Executive summary, 17 c.d. Details of each recommendation, 18 d.e. RCx plan, 19 e.f. Preliminary energy analysis, 20 f.g. CFR, 21 g.h. Quick fix and deferred maintenance improvement report, 22 h.i. Assessment reports, 23 i.j. Facility operating guide, 24 j.k. Training records, and 25 k.l. Testing documentation. 26

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21. Corrective Actions of Recommendations 1 Corrective work is an important part of the RCx project and should be considered an 2 inherent part of the total effort. If included in the scope of work the RCx provider shall 3 assist the owner in commissioning all corrective actions. 4

21.1. Selection 5 From the executive summary and the report, the owner makes the final decision on 6 what recommendations to implement. 7

21.2. Create Scope of Work (SOW) Documents for Recommendations 8 For the recommendations selected by the owner for implementation after receiving 9 the initial report, the RCx team shall produce a basic scope of work (SOW) for the 10 implementation of the recommendation. The SOW is intended to be used by the 11 owner to solicit design and construction proposals for repairs, or design and 12 construction of the recommendation. The SOW will include the following: 13

a. Narrative description of the work required to implement the correction, 14 b. Informational sketches if required, 15 c. Type and size of equipment or material required with manufactures cut 16

sheets if appropriate, and 17 d. Sequence of control if required. 18

21.3. Functional Description 19 A Functional Description (FD) shall be developed for each accepted measure. The 20 FD will define how the affected systems must perform in order to meet the 21 required performance while continuing to comply with the established CFR. This is 22 used to ensure that the key parameters are defined for the proposed system 23 operation. Any required calculations used to estimate the improvements or 24 savings shall use the key parameters identified. The key parameters identified 25 shall be measurable for the purpose of functional performance testing and the M&V 26 procedures established to show the improvements have been achieved. In order to 27 maintain system performance over time, O&M guidance shall be provided to the 28 staff. At a minimum the FDs shall contain the following information: 29

a. Operating set-points, 30 b. Required operational schedules, 31 c. Required maintenance procedures, 32 d. Required operator actions, 33 e. Definition of key operating parameters to be measured, 34 f. M&V procedures utilized to verify performance, and 35 g. Baseline performance used for comparison. 36

21.4. Corrective Action Responsibility of the Owner 37 The owner shall procure the implementation and commissioning of the selected 38 corrective actions. All corrective actions shall be commissioned in accordance with 39 the “NEBB Procedural Standards for Whole Building Systems Technical 40 Commissioning for new construction.” 41

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22. Performance Verification (PV) 1 It is important that the final results and benefits of all the RCx project activities are proven 2 by evaluating the final performance at the individual system level and the total facility. To 3 do this a Performance Verification (PV) system shall be utilized. Each of the system 4 upgrades or group of upgrades that have a quantitative impact on each other shall be 5 tested to demonstrate the systems are performing as required by the Functional 6 Description and achieving the predicted benefits. 7

22.1. Functional Performance Testing 8 Functional performance tests (FPT) shall be developed to demonstrate that the 9 installed system improvements perform as required by the FD for each system. The 10 FPTs shall be developed and reviewed with the owner prior to execution of the testing. 11 The tests shall be designed to demonstrate that the required system performance has 12 been achieved and is consistent with the CFR for the facility. The FPTs shall provide 13 direct measurement of the key performance parameters identified in the FDs and 14 include tolerance requirements for successful performance. The FPTs shall verify the 15 following; 16

a. Proper installation, 17 b. Compliance with CFR, 18 c. Compliance with FD, 19 d. Achievement of the predicted benefits, and 20 e. Proper operation of the system. 21

22 The functional performance tests shall be designed to encompass all improvements 23 made to the systems, including quick fix measures implemented during the RCx 24 process. The FPTs should be designed to demonstrate performance at a system level 25 to verify the overall performance complies with the established CFR and achieves the 26 predicted benefits. The results of the FPTs conducted after improvements have been 27 implemented shall be compared to baseline performance of the systems. The 28 measured values for the key performance parameters shall be used to recalculate the 29 projected energy savings to demonstrate the actual performance is consistent with 30 predicted savings. 31

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23. Continuous Performance Tracking (CPT) 1 If the owner chooses to track the final results and benefits of all the RCx project activities 2 of the total facility, a performance tracking system shall be utilized. If one exists, then it 3 will be used for this activity. If one does not exist, the RCx provider shall assist the owner 4 in setting one up. 5

23.1. Review or Create the CPT Tracking System 6 The CPT system is evaluating the change in performance of the buildings energy 7 and water using systems after the RCx implementation. The basic performance 8 verification system shall include at a minimum: 9

a. Documentation of past utility usage by month for at least one full year 10 b. Records current month utility use 11 c. Record independent variables such as hours of operation, set-points, and 12

occupancy rates 13 d. Normalizes both past and current performance for number of billing days 14 e. System shall output EUI and WUI and graphs that clearly indicate any 15

changes in utility usage 16 f. A system cycle shall be monthly or equal to the utility billing cycle 17

23.2. Performance Tracking Operation Cycle 18 The basic operating cycle of the system is as follows: 19

a. Collect and document current utility usage data 20 b. Compare to past usage 21 c. Collect and document independent variables 22 d. Compare to past variables and adjust original baseline as required 23 e. Compare to baselines 24 f. Report results 25 g. Make changes for operation improvement 26 h. Verify implementation of changes 27 i. Return to the first step above 28

23.3. Perform First Cycle of Performance Tracking 29 If the system is new, the RCx provider shall perform the first cycle of the 30 performance tracking system. 31

23.4. Compare Results to Past Results and Baselines 32 Using the output data and graphs from the system the owner and RCx provider 33 shall publish the results to managers, operators and occupants for each cycle of the 34 system. 35

23.5. Train Operators on the Continuous Performance Tracking System 36 If the system is new, the RCx provider shall train the owner’s staff on the correct 37 operation of the system for continued operation of the performance verification 38 system. 39

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23.6. Utilization of FPTs for Continuous Performance Tracking 1 The FPTs developed for performance verification can also be utilized to continue to 2 evaluate specific measures performance during the continuous performance tracking 3 (CPT) period. The FPTs can utilize performance trends in the BAS and define the 4 acceptable range of performance. Where possible, the FPTs used in the CPT period 5 shall include alarming or appropriate notification when the performance of the system 6 falls outside the acceptable range. 7 8

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24. Appendices 1 2

A. Normative Appendix - RCx Qualifications 3 4

This normative appendix is a part of this standard and is indispensable for the application of this standard. 5 6

The success of a Retro-Commissioning project is based upon the qualification, experience and 7 talents of the RCx Provider and the commissioning team. It is also dependent upon utilizing the 8 correct technical processes and the appropriate testing tools and instruments. To insure a 9 successful project all RCx projects should include the following qualifications. 10

11 1. RCx Provider Qualification: 12 13 An RCx Provider must have education, experience and qualifications required to 14 achieve certification as a RCx Provider. 15 16 In general, the RCx Team must have the following skills and experience: 17

a. Project Management 18 b. Project team supervision 19 c. System Testing techniques and use of instrumentation 20 d. System troubleshooting 21 e. System analysis 22 f. Energy and water conservation techniques 23 g. Energy and water calculation procedures 24 h. Working knowledge of Control systems and sequence strategies 25 i. Capability to train operators 26 j. Good communication skills 27

28 2. RCx Provider Certification: 29

30 The retro-commissioning provider must be a qualified individual who has demonstrated 31 their capability by achieving a personal certification in Technical Retro Commissioning 32 of Existing Buildings such as NEBB RCx certification or similar certifications that are 33 specific to Technical Retro Commissioning. Other general commissioning certifications 34 that are not specific to Retro-Commissioning, that combine new building and existing 35 building commissioning processes into one process should not be considered as 36 qualified individuals, because the commissioning process for new buildings and existing 37 buildings are completely different processes. 38

39 3. RCx Team Member Qualification: 40

41 An effective RCx team must have individuals who are experienced and knowledgeable in 42 the systems they are commissioning. It is the RCx Providers responsibility to lead, 43 manage and supervise the RCx team. Expertise is normally required for the following 44 fields: 45


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a. HVAC Systems 1 b. HVAC Controls 2 c. IEQ parameters 3 d. Building Envelope 4 e. Electrical Power Systems 5 f. Lighting and Lighting Controls 6 g. Plumbing Systems 7 h. Landscape watering systems 8 i. Any other specific systems included in the scope of work 9

10 4. RCx Test Instruments and Tools: 11 12 It is the RCx Providers responsibility to own, supply and utilize the correct test 13 instruments, of the correct accuracy and range and properly calibrated for testing 14 system operability and performance. The following standard tool lists are intended to 15 be a minimum requirement for Retro-Commissioning projects. 16 17

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A.B. Informative Appendix – Standard RCx Process Outline 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the ANSI 4 requirements for a standard and may contain material that has not been subject to public review or a consensus 5 process. Unresolved objectors on informative material are not offered the right to appeal at NEBB or ANSI. 6 7 Standard RCx Process Flow Chart 8 The following flow chart shows the RCx process in a linear fashion for clarity 9 10 11 12


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Standard RCx Process Outline 1 The following table lists the standard RCx process as described in this standard for the minimum 2 acceptable process for providing an effective retro-commissioning project. Though it is listed in 3 order of a normal linear process it needs to be understood that RCx may actually be an iterative 4 process where many activities may be done more than once to reach a final root cause of the 5 discovered issues. 6 7

Standard RCx Process Outline Activity Standard RCx

5. Planning The Project Create The RCx Plan Create The CFR Create The RCx Schedule

6. Document Procurement

Existing Construction Documents Utility Use Data Existing Submittals and Shop Drawings Maintenance Reports

7. Document Review and Preliminary Data Analysis

Design Review Preliminary Energy and Water Use Audit Create Issue Log

8. Kickoff Meeting

Hold Kickoff Meeting Management Interviews Operator Interviews Create Trending Plan Set and Launch Dataloggers

9. System Assessment

Inspect and Assess Equipment Control System Review Perform Lighting and Plug Load Assessment Review Operations and Maintenance Programs Update CFR Update Issue Log

10. Discovery

Design Documents and Records Review Occupant Interviews Download Data Trends Perform Point-To-Point Control Tests

11. Issue Identification Identify Issues to Be Investigated Update Issue Log Develop Testing Plan

12. Quick Fixes

Control System Quick Fixes TAB Quick Fixes Plumbing Quick Fixes Lighting Quick Fixes

13. Deferred Maintenance Corrections Deferred Maintenance Quick Fixes

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Activity Standard RCx

14. System Testing On Systems with Issues Take TAB as Found Readings On Systems with Issues Calibrate Terminal Units On Systems with Issues Perform FPT Tests

15. Issue Analysis

Root Cause Analysis List of Recommendations Costs, Savings and ROI for Each Recommendation Quick Fix and Deferred Maintenance Calculations

16. System Improvement for Tested Systems

Make Final Control System Adjustments or Changes Make Final TAB Adjustments Perform Quick Fixes to Eliminate Deferred Maintenance Issues Perform Plumbing System Optimization Perform Lighting System Optimization Perform Required Operator Training Create The Facility Operating Guide

17. System Improvement for Untested Systems Make Control System Changes for Optimization

18. Create Facility Guide Facility Guide

19. Operator Instruction Hands On Operator Training Formal Operator Training

20. Retro-Commissioning Report Executive Summary RCx Report

21. Corrective Actions of Recommendations Owner Selection of Recommendations to Implement SOW for each Recommendation Commissioning of Changes

22. Performance Verification (PV) Create Functional Performance Tests for Selected Measures Perform FPTs After Implementation Utilize FPTs During The CPT Period

23. Continuous Performance Tracking (CPT)

Review or Create PT System Perform First PT Cycle Compare Results to Past Results and Baselines Train Operators on Use of PT System

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B.C. Informative Appendix – Advanced RCx Process 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 Advanced RCx Process 9 The body of this standard describes the minimum acceptable process for providing an 10 effective retro-commissioning project. It is also possible to provide more value to an owner 11 and increase the energy and water efficiencies by extending these processes to all building 12 systems and not just to the systems that have observed functional issues. In many cases a 13 system that is observed to be working correctly may still have needed adjustments or 14 optimization activities that could improve their operation. 15 16 The advanced RCx process involves the following changes to the standard RCx process 17 described in the standard: 18 19

1. Advanced Quick Fixes 20 Quick fixes are an important part of the technical RCx process in providing value of the 21 RCx project to the owner. Quick fixes are adjustments or repairs that can be made 22 quickly without parts unless defined differently in the RCx plan and contract. 23

24 1.1 Perform Control System Quick Fixes 25

The RCx team shall provide control system quick fixes on all controllers 26 programming that is affecting system performance. At a minimum perform the 27 following quick fixes: 28

a. Changing system operating schedules, 29 b. Changing control system set-points, 30 c. Inputting sensor calibration offsets, 31 d. Removing overrides or activating reset sequences, and 32 e. VAV or CV box calibration. 33

34 1.2 Perform TAB Quick Fixes 35

The RCx team shall provide TAB quick fixes for all TAB deficiencies that are 36 materially affecting system testing or analysis. These quick fixes may include TAB 37 adjustments or system re-balances to current use requirements for those areas 38 affected: 39

a. Resetting dampers 40 b. Unblocking grilles and registers 41 c. Resetting AHU/FCU air flows with more than ±10% variance 42

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1.3 Plumbing Systems Quick Fixes 1 The RCx team shall perform no cost/low cost water pressure and hot water 2 temperature adjustment corrections. 3 4

1.4 Lighting Systems Quick Fixes 5 The RCx team shall perform no cost/low cost lighting schedule adjustments. 6 7

1.5 Quick Fix Record 8 Provide a quick fix report that lists each adjustment or correction made, who 9 performed, date and time of fix and include why the fix was performed and list its 10 intended results. 11

12

2 Perform deferred maintenance quick fixes 13 The RCx team shall perform required activities to eliminate any deferred maintenance 14 issues that will cover up other system issues. 15

16 2.1 Perform Corrections 17

Typical deferred maintenance corrections include: 18 a. Filter correction 19 b. Clean coils 20 c. Attach or adjust damper linkages 21 d. Re-attach flex duct to duct taps or diffusers 22 e. Clean pipe strainers and tower screens 23 f. Replace and adjust fan belts 24 g. Failed device components 25

26 2.2 Deferred Maintenance Corrections Record 27

Provide a corrections report that lists each adjustment or correction made, who 28 performed, date and time of correction and include why the correction was 29 performed and list its intended results 30

31

3 Advanced System Testing 32 It is required that the RCx team shall perform system testing on all systems to 33 adequately diagnose the root cause of the issue and to find solutions for correction. For 34 every system perform the following: 35

36 3.1 Perform TAB as Found Survey 37

The RCx team shall perform a TAB as found survey of air and water flows, 38 temperatures and pressures. Minimum readings shall be as follows: 39

a. Record as found air flow for grills and registers 40 b. Record as found air total flow per terminal units 41 c. Record as found air flow and pressure profile of AHUs 42 d. Record outside air flows and building pressure 43 e. Record entering and leaving air temperatures of AHUs 44


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f. Record primary water flows on pumps and chillers, boilers and heat 1 exchangers 2

3 3.2 Verify Terminal Unit Calibration (for systems with terminal units) 4

The RCx team shall test all VAV and CV box calibrations to determine if the flow 5 calibration is correct. If incorrect re-calibrate the box. This is important so that out 6 of calibration terminal units do not cover or distort the root cause analysis of 7 found issues. 8

9 3.3 Perform FPT to Verify Sequence of Control 10

The RCx team shall perform sequence of control functional tests on all systems to 11 determine the actual sequence programmed into the control system. 12

13

4 System Improvement for all systems 14 Technical retro-commissioning main focus is to make existing systems perform as well 15 as possible without large costs of replacing major systems. To this end each system is 16 to be optimized to allow the existing system to perform better than before the RCx 17 project was done. At a minimum the RCx team shall perform the following 18 improvement activities on each system. 19 20 4.1 Control System Improvements 21

The RCx team shall improve the system performance by implementing one or 22 more typical control system adjustments: 23

a. Change operating schedules to meet the CFR 24 b. Change operating set-points to meet the CFR 25 c. During occupied hours, place unoccupied zones into a standby mode 26 d. Activate or add reset sequences to meet the CFR 27 e. Activate economizers if inactive 28 f. Verify OSA flow is per CFR requirements 29 g. Verify calibration of terminal unit controllers 30

31 4.2 TAB Adjustments Based upon Issue Analysis 32

The RCx team shall perform final TAB adjustments to the existing equipment if 33 existing capacities allow for flow adjustment to meet space calculations 34 requirements and TAB issue resolution. 35

36

5 System Improvements for Untested Systems 37 Under the advanced RCx process all systems are tested so this section does not 38 apply. 39

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C.D. Informative Appendix – Contract Requirements 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8

1. RCx Contract 9 The contract for the work between the building owner or and commissioning 10 provider should include the desired outcomes from the RCx efforts. The contract 11 includes: 12

a. Purpose of the RCx project: 13 Improve IEQ and functionality of systems 14 Reduce Energy and Water usage 15 Improve system operations 16 Improve the value of the asset 17

b. Scope of the RC project: 18 What buildings or spaces are included 19 What systems are included 20

c. Description of the RCx team and what resources will be used from the 21 owner staff 22

d. Preliminary project schedule 23 e. Specific outcomes of the RCx project 24

Specific improvement in IEQ by area 25 Desired reduction in energy and water usage 26 Specific improvement in system operations or capability of 27

operators 28 f. Project Costs 29 g. Quick fix and deferred maintenance corrections allowance 30

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1

D.E. Informative Appendix - Multiple Facility Selection 2 3

This appendix is not a mandatory part of this standard. It is merely informative and does not contain 4 requirements necessary for conformance to the standard. It has not been processed according to the 5 ANSI requirements for a standard and may contain material that has not been subject to public review 6 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 7 at NEBB or ANSI. 8

9 For owners with multiple facilities or a campus infrastructure multiple facility planning 10 allows the owner to select the facilities that provide the highest value for the RCx process. 11 Multiple facility planning assists the owner in selecting what order to RCx all his facilities. 12 Multiple facility planning consists of the following activities: 13

14 1. Multiple Facility Workshop 15

a. Rank eachRank each facility by problems and number of trouble calls 16 b. Determine each facility EUI and annual water usage per SF 17 c. Determine each facilities importance to the owner for correct operation 18 d. Owner selection of order of each facility to be retro-commissioned 19

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E.F. Informative Appendix - CFR Requirements 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The project CFR is created and assembled by the RCx CP to facilitate the entire RCx process. 9 The following items are what are recommended to be a part of the CFR but each project 10 may require different content of the CFR. 11

12 1. Owners Project information and requirements 13

a. Owner’s statement of existing concerns of poor performance 14 What is the driving force for the RCx project 15

b. Owner’s overall goals and objectives 16 Anticipated changes in building space performance 17 Anticipated change in trouble calls 18 Anticipated Energy Use Goals 19 Anticipated Water Use Goals 20

c. Project schedule 21 d. Project budget and allowances 22 e. Copy of RFP / RFQ 23

Project scope 24 Definition of quick fixes 25 Quick fix and deferred maintenance corrections allowance 26 Required Deliverables of the RCx effort 27

f. Restrictions and limitations 28 g. Owner directives 29

Owners list of staff assigned to the RCx project 30 Intended use of facility staff to assist RCx efforts 31 Intended use of outside contractors to assist RCx efforts 32 Anticipated upgrade or replacement description and schedule 33

h. System manual and facility guide requirements 34 i. Communication methods between Facility Staff, Occupants and 35

Commissioner 36 37

2. Technical Project Requirements 38 a. Design tolerances (safety factors, redundancy, etc.) 39 b. Equipment and system maintainability expectations 40

Maintenance capabilities of maintenance personnel 41 Outside maintenance contracts 42

c. Security requirements 43 d. Accessibility requirements 44 e. Indoor environment requirements 45


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f. Special user/occupants requirements 1 g. Environmental and sustainability goals 2 h. Training requirements for Owner’s personnel 3 i. Life cycle cost requirements for system repair and upgrades 4 j. Benchmarks to be used for evaluating the facility’s systems and assemblies 5 k. Training requirements for users and occupants 6 l. Performance verification approach 7 m. Disruption or displacement of occupants during project 8

9 3. Current Facility Technical Requirements 10

a. Areas of the building that have changed use since original design 11 b. Number of occupants per area 12 c. Occupancy schedules and set-points per area 13 d. Unoccupied schedules and set-points per area 14 e. Maintenance schedules 15

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F.G. Informative Appendix - RCx Plan 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 Each RCx project is required to have a written RCx Plan document. The following outline is 9 recommended for the RCx report: 10 11

1. RCx Plan Title Page 12 13

2. RCx Definitions 14 a. NEBB definition of “Technical RCx” 15 b. Description of the RCx Plan and its intended use 16

17 3. Facility Description 18

a. Describe the facility description included in the project scope of work 19 b. Includes areas and occupant activities 20

21 4. Scope of the RCx Project 22

a. Scope by areas of the facility or buildings included 23 b. Scope by systems included in the project 24

25 5. Description of the RCx Process 26

a. Project planning 27 b. Document procurement 28 c. Document review and analysis 29 d. System assessment 30 e. Discovery process 31 f. System testing 32 g. Quick fixes 33 h. Issue analysis 34 i. System optimization 35 j. Retro-commissioning report 36 k. Corrective actions and commissioning of recommendations 37 l. Performance verification 38

39 6. Identification and Contact Information for the RCx Team 40

41 7. RCx Process Activities 42

a. Existing document and design review 43 b. Operational records review 44 c. Preliminary energy audit 45 d. Existing facility performance verification through data trending 46


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e. Management staff interviews 1 f. Operating and maintenance staff interviews 2 g. Occupant interviews 3 h. General site investigation and system assessment 4 i. System inspection and testing 5 j. Lighting audit 6 k. HVAC system tests 7 l. Control system tests 8 m. Building envelope building inspection and testing 9 n. HVAC balance and flow verification 10

11 8. Responsibilities of the RCx team members 12

13 9. General RCx testing plan 14

15 10. Matrix of RCx team responsibilities per activity 16

17 11. List of RCx project deliverables 18

19

20

21

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G.H. Informative Appendix – Typical Project Items to Review 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The following is a list of areas that normally have issues on a typical RCx project. It is 9 recommended the RCx team review these areas on their projects: 10 11

1. Outside air and relief air quantities and building pressurization 12 13

2. Air and water diversity 14 15

3. System effect duct fittings 16 17

4. System effect and bull head tee pipe fittings 18 19

5. Multiple pump and fan flows 20 21

6. Duct and pipe sizing issues 22 23

7. System schedules and standard set-points 24 25

8. Correct operation of very complex sequences 26 27

9. Air and water temperature reset sequences 28 29

10. Air and water pressure reset sequences 30 31

11. Economizer sequences 32 33

12. Type of lights utilized 34 35

13. Existing lighting level 36 37

14. Type of lighting control, panel based, local sensor based or switched 38 39

15. Air or Water flows or pressure readings that are not to design 40 15. 41

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1 16. 2 17.16. Review owner’s maintenance and operating practices for deferred maintenance 3

issues. Deferred maintenance issues can include: 4 a. Plugged filers 5 b. Plugged strainers 6 c. Dirty or plugged air cooling and heating coils and condenser coils 7 d. Duct or pipe leaks 8 e. Broken or out of adjustment components, linkages and devices 9 f. Control components overridden 10

11 18.17. Review the existing control sequences. Some issues to look for are: 12

a. Missing sequences such as reset sequences 13 b. Sequences without entrance and exit conditions 14 c. Simplistic sequence statements 15 d. Lack of report and alarm descriptions 16

17 19.18. Review any existing Cx or TAB reports. Some issues to look for are: 18

a. Unresolved issues from the TAB notes 19 b. Missing key record data, pressures, temperatures, flows, etc. 20 c. Best effort readings that have more than ±10% variance from design 21

22 20.19. Review any existing Commissioning reports. Some issues to look for are: 23

a. Unresolved issues from the issue log 24 b. Issues that were resolved by the team for expediency or for lack of funds or 25

schedule 26 c. Lack of testing documentation 27

28 21.20. Review summary reports from the owner’s maintenance management system; 29

Look for high level of trouble calls for any specific system or piece of equipment; 30 Compare the project EUI to peer facilities EUI and water use to gauge the general 31 efficiency of the facility in its present condition. 32

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H.I. Informative Appendix - Issue Log 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The RCx team shall utilize an issue log to track discovery, testing and analysis of project 9 issues. The issue log shall be a matrix and shall contain the following: 10 11

1. Project Name 12 13

2. Customer Name 14 15

3. Name of RCx Provider 16 17

4. Date of Issue Log 18 19

5. Issue Number 20 21

6. Date of Discovery 22 23

7. Title of Issue 24 25

8. Issue Description 26 27

9. Type of Issue: 28 a. Deficiency 29 b. Quick Fix 30 c. Deferred Maintenance 31

32 10. Assumed Impact of Issue 33

34 11. Preliminary Recommendation 35

36 12. Status 37

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I.J. Informative Appendix - Executive Summary Report 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 An Executive Summary shall be the key part of each RCx project final report. The executive 9 summary is intended to provide the owner with all the critical information they will 10 require to make an educated decision on what RCx recommendations to implement. The 11 Executive Summary shall include the following: 12 13

1. Overview of the project 14 15

2. Results of the RCx project and its impact to the existing facility 16 17

3. Master list of RCx recommendations that indicates the following for each 18 recommendation in a matrix form: 19

a. Title of recommendation 20 b. Brief description of the recommendation 21 c. Budgeted cost of implementing the recommendation 22 d. Projected savings 23 e. Projected ROI of the recommendation 24 f. Priority of the recommendation as compared to the other recommendations 25

26 4. Quick fix and deferred maintenance corrections list of the improvements made. List 27

to include: 28 a. Description of each quick fix performed by area 29 b. Quick fix costs if any 30 c. Projected savings 31 d. Projected ROI of quick fixes. 32

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J.K. Informative Appendix – Retro-Commissioning Report 1 2

This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8

RCx Report 9 The RCx report is a final record of all activities and results of the RCx project. The final 10 report is issued after the owner has selected what major corrections to implement. The RCx 11 report shall contain: 12

13 1. Title Page 14

a. Project title and location 15 b. Provider information 16 c. Certification stamp 17

18 2. Executive Summary (See Annex I) 19

20 3. Details of Each Recommendation 21

a. Title of the recommendation 22 b. Background description of the issue 23 c. Written description of the recommendation 24 d. Supplemental sketches, sequence of operations or other data that is required 25

to fully describe the recommendation 26 e. Identify systems or equipment affected by the recommendation 27 f. Baseline performance of the area affected by the recommendation 28 g. Projected savings and results of the recommendation with description of the 29

assumptions, calculations and formulas used in the savings calculations 30 h. Description of an anticipated occupant interruption during the 31

recommendation implementation 32 i. Description of any anticipated utility interruption during the 33

recommendation implementation 34 35

4. RCx Plan (See Annex F) 36 37

5. Energy and Water Use Analysis 38 a. Preliminary use report 39 b. Baseline comparisons 40 c. Peer facility comparisons 41

42 6. CFR (See Annex E) 43

44 7. Quick Fix and Deferred Maintenance Improvement Report 45

a. Description of correction or adjustment made 46


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b. Performed by whom and date and time of fix 1 c. Reason for fix 2 d. Intended results of fix 3

4 8. Assessment Reports (See Annex L) 5

6 9. Facility Guide (See Annex K) 7

8 10. Training Records 9

a. Record of any formal training provided to operators or occupants 10 11

11. Testing Documentation 12 a. Include all testing documentation 13

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K.L. Informative Appendix – Outline of Facility Guide 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The RCx team shall create an existing facility operating guide for the systems in the scope 9 of work. At a minimum the facility operating guide shall include: 10 11

1. System Schedules and Set-points 12 a. System operating schedules by area 13 b. Special or holiday schedules by area 14 c. System set-points for occupied and unoccupied by area 15

Temperature set-points 16 Humidity set-points 17 Pressure set-points 18 CO2 set-points 19 Describe programmed limit ranges if applicable 20

21 2. System Operating Instructions for Proper System Operation 22

a. Describe basic operation of each type of system (design theory) 23 b. Describe normal start up and shut down procedures 24 c. Describe normal operating activities 25

Normal operation 26 Emergency and failure operations 27 Restorative operations 28

29 3. Maintenance Instructions to Provide Persistence of System Performance 30

a. Normal preventative maintenance requirements 31 b. Reactive maintenance requirements and procedures 32 c. Description of operating activities that degrade system performance and how 33

these issue should be handled to prevent degradation of performance 34 35

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L.M. Informative Appendix – Assessment Report Forms 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The RCx team shall record the project assessments on assessment forms for permanent 9 record of the assessment process. These records shall capture the following for each piece 10 of equipment or system that applies: 11 12

1. Equipment ID or Name 13 14

2. Location 15 16

3. Type 17 18

4. Size or Capacity 19 20

5. Manufacturer 21 22

6. Date of Manufacture 23 24

7. Mechanical Name Plate Data 25 a. Model Number 26 b. Serial Number 27 c. Refrigerant Type 28

29 8. Electrical Name Plate Data 30

a. Volts 31 b. Phase 32 c. Amps or KW 33 d. Power Factor 34

35 9. Actual Field Measurements 36

a. Load at time of readings (estimated or actual) 37 b. Electrical 38

i. Actual Voltage per phase 39 ii. Actual Amps per phase 40

c. Mechanical 41 i. Speed 42

ii. Pressure 43 iii. Temperature 44

45 10. Deferred Maintenance Issues Noted 46


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1 11. Operational Issues Noted 2

3 12. Statement of General Condition 4

5 13. Estimate of Remaining Life 6

7 14. Photos of Condition and Noted Issues 8

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M.N. Informative Appendix – Scope of Work (SOW) 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 For each recommended correction or measure the RCx team shall create a SOW that 9 describes the recommendation sufficiently for a contractor or service provider to provide a 10 proposal for the design, construction or repair of the recommendation. A SOW should 11 include the following: 12 13

1. Title of the recommendation 14 15

2. Background information as required 16 17

3. Full description of the issue being corrected 18 19

4. Full written description of the recommendation 20 21

5. Full detailed technical description of the required changes or installation 22 equipment and systems 23 24

6. Written sequence of controls if required 25 26

7. Layout sketches required to fully understand the recommendation 27 28

8. Description of functional tests 29 30

9. Description of how the corrections performance will be verified 31 32

10. Anticipated occupant disruption 33 34

11. Anticipated utility interruptions 35 36

12. Anticipated schedule 37 38 39 40


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N.O. Informative Appendix – Performance Verification 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 Performance Verification (PV) is normally accomplished by utilizing functional 9 performance tests that provide data trends indicating the level of performance of the 10 system. PV can be utilized to track comfort, energy and water use or any other measurable 11 parameter. Most PV efforts are done on systems in isolation due to the accuracy of the 12 measurements. Whole building performance can be accomplished by using many PV 13 measurements for the various system elements. 14 15 The following example of an RCx correction should provide a better understanding of the 16 PV process: 17 18 Issue: Chilled water system operates at a low chilled water differential temperature (∆T) 19 with constant flow primary pumps and variable flow secondary system pumps. The system 20 has a number of three-way valves in the system which degrades the overall system ∆T and 21 increases flow demand on the secondary loop. Flow in the secondary loop was found to 22 often exceed that of the primary loop causing the delivered chilled water temperature to 23 rise. This results in degraded cooling coil performance and further reduced ∆T. 24 25 Correction: The constant flow primary system was converted to variable flow through the 26 installation of variable frequency drives and the three-way control valves were replaced 27 with two-way valves. The speed of the secondary pumps was controlled by a differential 28 pressure sensor. The flow of the primary pumps was established to maintain positive flow 29 in the neutral bridge balance line. Secondary pumps were converted to variable speed 30 pumps to control system pressure reset by valve position of all connected loads. 31 32 PV Functional Description (FD): 33 The existing constant volume primary loop shall be converted to variable flow. The 34 existing primary pumps will be outfitted with new premium efficiency motors (inverter 35 duty rated) and variable frequency drives. The existing three-way control valves at chilled 36 water coils will be converted to two-way valves. The speed of the secondary pumps will be 37 varied in response to system differential pressure (DP) using sensor to be installed 38 approximately 2/3 the length of the distribution piping from the pump discharge. The 39 design load DP requirement will be established during balancing by a certified test and 40 balance technician. During normal operation, the DP set-point will be reset based on valve 41 position. The reset strategy will seek to maintain the control valve with the highest 42 demand at greater that 85% open to the coil. High precision temperature “matched” 43 sensors shall be installed to measure supply and return temperatures on the primary and 44 secondary loops. The primary pumps will be controlled to maintain the chilled water 45 return temperature of the primary loop 1oF lower than chilled water return of the 46


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secondary loop. Minimum speed for the primary pumps will be established based on the 1 manufacturer-recommended minimum flow for each chiller. The minimum flow rate(s) 2 and associated pump speeds will be established through testing by a certified test and 3 balance technician. The existing and new VFDs shall be integrated into the building 4 automation system (BAS) to monitor (at minimum) pump speed, power draw (kW) and 5 electrical usage (kWh). 6 7 FPT to Verify Performance (FPT): 8 9 The functional performance test for this measure shall provide verification that the 10 installed system upgrades perform as required by the FD. The FPT shall demonstrate that 11 the established design load DP set-point is sufficient to provide the required flow to the 12 furthest valve. The FPT shall demonstrate that the DP set-point adjusts based on the valve 13 position of the coil with the highest flow demand. The test should demonstrate that the 14 variable speed drives modulate the speed of the pumps in response to varying system 15 pressure to maintain the DP set-point. The FPT shall demonstrate that the flow rate of the 16 primary loop varies in response to the required 1oF difference between chilled water 17 primary and secondary return temperatures. The following provides recommended 18 minimum testing to be performed for each component of the FD. 19 20 Secondary Loop Control 21

1. Two-way control valves: Through the BAS, manipulate the required discharge 22 air temperature set-point for each AHU. Verify that the valve properly 23 modulates the flow to meet the new discharge air temperature (DAT) set-point. 24

2. Secondary pump speed control: Review the TAB report to verify the design load 25 DP set-point was established properly and entered into the BAS as a maximum 26 value. Through the BAS, manually manipulate the CHW valve positions to 50%. 27 Verify that the differential pressure set-point control responds by resetting. 28 Release the valves to automatic and verify the control loop stabilizes with the 29 AHU showing the highest flow demand at 85%. 30 31

Primary Loop Control 32 1. Primary pump speed control: Through the BAS, manually open CHW valves to 33

100% causing the flow demand in the secondary loop to exceed the primary loop 34 flow. Verify that the speed of the primary pump increases to maintain the 1oF 35 temperature difference between primary and secondary loop chilled water 36 return temperature. Release the valves and verify that the primary pump speed 37 adjusts to maintain the 1oF set-point. 38

2. Primary loop minimum flow: Review the TAB report to verify the minimum flow 39 has been established to manufacturer requirements and the corresponding 40 pump speed entered into the BAS. Through the BAS, manually reduce the valve 41 position on the CHW valves to force the secondary flow below required 42 minimum primary flow. Verify that the speed of the pumps does not fall below 43 the speed required for minimum flow. 44

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Trend Data 1 The following data trends shall be run prior to any corrections being made so a baseline 2 can be created to compare trends after the corrections are made. 3 4 The BAS should be set-up to trend all points required in the FPTs prior to executing the 5 tests. The trend data shall also include the power draw and electrical usage of the primary 6 and secondary chilled water pumps. The sample interval should be set to one minute 7 increments during FPT execution. After the FPTs have been successfully executed, the 8 sample interval can be increased to 15 minutes. The trends should be left in place with the 9 system operating as required by the FD. After an agreed upon monitoring period (at least 10 one week), the data should be reviewed graphically to demonstrate that the system is 11 functioning as required by the FD. The pump power draw and electrical usage during the 12 monitoring period shall be compared to the baseline performance (gathered through 13 baseline testing) to determine the resulting energy savings over the period. 14 15 PV Report: 16 The PV report shall include results of all flow testing done to establish the design load DP 17 set-point. The report shall include test procedures and results for all components of the 18 FPT along with indication of who executed the tests and who witnessed them. 19 20 The PV report shall include a revised “As-Built” FD including the established set-points and 21 any changes made to the sequence of operations required to achieve the FD and CFR. 22 23 24 25 26 27


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O.P. Informative Appendix – Performance Tracking System and Report 1 2 This appendix is not a mandatory part of this standard. It is merely informative and does not contain 3 requirements necessary for conformance to the standard. It has not been processed according to the 4 ANSI requirements for a standard and may contain material that has not been subject to public review 5 or a consensus process. Unresolved objectors on informative material are not offered the right to appeal 6 at NEBB or ANSI. 7 8 The RCx team is to evaluate or install a performance verification system that will allow the 9 operators to evaluate the performance of their operation activities. A PV system can be as 10 simple as a spreadsheet that captures the utility billing data and compares current usage to 11 past usage, or it can be a data acquisition control system that captures real time data and 12 displays this data in a usable form to evaluate system performance. In either case it 13 requires operators and managers to pay attention to the data and perform the PV cycle to 14 have an impact on the system performance. The basic performance verification system 15 shall include at a minimum: 16 17

1. Documentation of past utility usage by month for at least one full year 18 19

2. Records of current month utility use 20 21

3. Record independent variables such as hours of operation, set-points, occupancy 22 rates, etc. 23 24

4. Normalizes both past and current performance for number of billing days 25 26

5. System shall output EUI and WUI and graphs that clearly indicate any changes in 27 utility usage 28 29

6. A system cycle shall be monthly or equal to the utility billing cycle 30 31 A PV System Report shall contain the following: 32

33 1. Facility Name 34

35 2. Date of Report 36

37 3. Description of changes made to operations or system since the last report 38

39 4. Graphic representation of current period performance as compared to past period 40

performance 41 42

5. Graphic representation of current year to date as compared to past year to date 43 performance 44 45


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6. Graphic or numeric representation of EUI and WUI both for the current period and 1 year to date 2 3

7. Graphic or numeric representation of ECI and WCI both for the current period and 4 year to date 5 6

8. Indication of operating trend for energy and water usage year to date 7 8