AABC Commissioning Group - CxA Workshop Las Vegas, Nevada – MGM Grand April 22, 2008

1. AABC Commissioning Group - CxA Workshop Las Vegas, Nevada – MGM Grand April 22, 2008 Jim Magee, CxA AABC Commissioning Group, President Facility Commissioning Group, President

2. Cx Advocacy Cx Process Cx Team Roles and Responsibilities Guidelines, Certifications, and Associations Discussion Overview

3. CommissioningAdvocacy

4. Better Buildings Building owners are finding that the energy, water, and productivity savings achieved by commissioned buildings can offset the cost of the commissioning process. Studies indicate 8 to 20 percent savings in building operating costs over those in a non-commissioned building. (Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998) Why Commission?

5. Better People Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner’s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems. Why Commission?

12. A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner’s documented project requirements and the construction documents. It begins in pre-design and continues through design, construction, and the life of the facility. (BCA draft document, 2004.) What is Commissioning?

13. Design Intent Document Details functional requirements and Owner’s expectations of how a building will be used and operated - OWNER’S PROJECT REQUIREMENTS Basis for building commissioning Basis of Design The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS What is Commissioning?

14. Completing Standard Forms Contractors’ QA/QC Program Verification of the Contractors’ QA/QC Program Construction Inspection Construction Management Substitute What Commissioning is NOT?

15. Commissioning Authority (CxA): A person (or firm) representing the facility owner Leader of the Commissioning Team Authority of Cx Process – not design or means and methods CxA not in chain of command – preserves objectivity Commissioning Definitions

16. Commissioning Provider (CP): Independent Third-Party Commissioning Firm A/E Firm General Contractor Construction Manager Owner's Personnel Commissioning Definitions

17. Retro-Commissioning (RetroCx): Commissioning an existing building that has never been commissioned Re-Commissioning (ReCx): Commissioning a building that has been previously commissioned Continuous Commissioning (CCx): Owner continues to collect and compare baseline data on selected building systems to ensure that the building functions optimally throughout its operating life Commissioning Definitions

18. Total Building Commissioning (TBCx) Emphasizes that Commissioning is NOT only for the Mechanical and HVAC system, or any single system Commissioning Team Experts who, through coordinated actions, are responsible for carrying out the Commissioning Process Commissioning Plan A strategy overseen by the Commissioning Authority and prepared by the Commissioning Team Commissioning Definitions

19. Mechanical Systems Heating, Ventilation and Air Conditioning (HVAC) Building Automation Systems (BAS) Fire Protection Electrical Systems Switchgear and Transformers Grounding/Bonding, Circuitry Generators and UPS Systems Lighting and Lighting Controls Specialty Systems Security Systems and Fire Alarm Voice/Data Systems Systems Typically Commissioned

20. The National Institute for Building Sciences (NIBS) is currently developing commissioning requirements for the following systems. Exterior Envelope Roofing Systems Structural Systems Interior Systems Elevator Systems Plumbing Systems Lighting Systems Electrical Systems Fire Protection Systems Telecommunication Systems Future Commissioned Systems

21. “Haven’t I already paid for a quality building in my design and construction fees?” Designer’s (A/E) services typically do not include field verification that their design works as intended. Construction Manager’s services typically do not include functional verification that the installed systems meet design intent. Objections To Commissioning

22. “Isn’t the Commissioning Authority just a ‘bigger hammer’ for the owner to use to pound the designer and contractor?” No. The CA must be a team builder by using the commissioning process to the benefit of all. No. The CA should respect the traditional construction disciplines. The CA has a distinct responsibility to owner for system quality and performance. Objections To Commissioning

23. “Isn’t commissioning just another layer of inspection?” The CA is not a layer, but a catalyst for communication that makes quality solutions possible. The CA is not inspector (fault finder, accuser). The commissioning process provides verification that Owner’s Project Requirements implemented in design and construction. Objections To Commissioning

24. Commissioning New Construction Approximately 0.5%-1.5% of Total Construction Cost Commissioning Existing Buildings (RetroCx) Approximately 3.0% - 5.0% of Annual Operating Cost (Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998) Commissioning Costs

25. Commissioning New Construction Approximately 2%-3% of Mechanical System Construction Cost – (BCA Case Studies) Approximately 1%-2% of Electrical System Construction Cost – (BCA Case Studies) Commissioning Costs

26. Commissioning(Cx) (New Construction) 0.5 to 1.5 Percent of Total Construction Cost Retrocommissioning (RetroCx) (Existing Construction) 3.0 to 5.0 Percent of Total Operating Cost Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998 What Does Commissioning Cost?

27. The Economics of Commissioning What Does Commissioning Cost? • An Initial Budget Setting Thumb-Rule: 2 % - 3 % of mechanical construction cost plus 1 % - 2 % of electrical construction cost (Source: BCA. Based on six science building projects.)

28. The Economics of Commissioning What Does Commissioning Cost? With Commissioning Design Phase Costs Construction Phase Costs First Year Warranty Period Costs If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*. Without Commissioning First Year Warranty Period Costs Construction Phase Costs Design Phase Costs * Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998

29. ASHRAE Guideline 1 • Cx responsibilities statement in request for A/E design services. • Owner’s Program development and commitment. • Assign O&M personnel to the commissioning process. • Review and approve the Design Intent Document. • Review and approve the construction documents. • Provide competent documenting of training sessions (video, etc.) • Record construction progress (photo, video, narratives, etc.) • Review and comment on CA verification report. • 9. Review and accept the commissioning report

30. Cx responsibilities statement in request for A/E design services. Develop and commit to Owner’s Project Requirements. Assign O&M personnel to the commissioning process. Review and approve changes made in the Owner’s Project Requirements. Review and approve the Construction Documents. Provide competent documenting of training sessions (video, etc.) Review and comment on the Cx Process Progress Reports. Review and comment on the Cx Authority’s verification reports. Review and accept the Cx Authority’s Commissioning Process Report Guideline O:

31. Design Intent Document Vs. Owner’s Project Requirements What is the key difference between Guideline 1 and Guideline 0?

32. Program requirements Community context Codes and regulations Site and climate Facility context and function Facility technology Sustainability Cost Schedule Client’s needs and capabilities Owner’s Project Requirements

33. Experienced, independent, CxA to owner Review OPR and DID Incorporate Cx requirements into CD’s Create/execute Cx Plan Verify installation and performance of Systems to be Commissioned Complete and submit a Cx Report LEED EA Prerequisite 1

34. Independent 3rd Party CxA Review OPR, BOD and Design by mid-CD’s Independent submittal review Systems Manual O&M and Occupant Training Verification EA Credit 3 Enhanced Commissioning

35. Commissioning Process

36. Design Intent Documents (DID or OPR) Design review Site observations and site meetings Resolution Tracking Forms (RTF’s) System Verification Checklists (SVC’s) Organized systems start-ups Functional Performance Tests (FPT's) Operation and Maintenance (O&M) training O&M documentation Commissioning report Elements of Commissioning

37. Comprehensive Commissioning Construction Phase Commissioning Approaches to Commissioning

38. Pre-Design Phase Design Phase Construction Phase Acceptance Phase Post-Acceptance Phase Phases of Commissioning

39. Establish commissioning: Allocate funds in budget Comprehensive or Construction Independent 3rd Party , Design Team, or Construction Team HVAC, Electrical, Etc. Pre-Design Phase

40. Select a Commissioning Agency (CA) Request for Qualifications Request for Proposal Pre-Design Phase

41. Develop commissioning scope: Match scope to budget Needs based Past experience End-user needs Maintenance priorities Pre-Design Phase

42. CA review of DID or OPR Defined usage Defined goals Short term needs Long term needs Pre-Design Phase

43. Review design for commissioning, testing and O&M access and provisions Adequate testing access Adequate access for valves, dampers, control Quantity and location of service valves Coil pull access Ladders and catwalks Conformity to Owner’s Design Standards Design Phase

44. Prepare commissioning specification / plan Develop commissioning plan Commissioning team Systems to be commissioned Define approximate extent of testing Contractor roles and responsibilities Design Phase

45. Establish commissioning in the project schedule: General and Supplemental Conditions Define commissioning activities in schedule Note blocks of time for FPT’s in schedule – especially for phased projects Define frequency of Cx meetings Design Phase

46. Review submittals Checklist based on specification and Owner’s Design Standards Check options – especially access Check size for spatial application Check valve sizing and application Check for integration of components Construction Phase

47. Update commissioning plan Include revised schedule SVC’s based on current information Draft FPT’s for review Discuss O&M Documentation Provide construction observation procedures Construction Phase

48. Coordination Site observation Cx Meetings Resolution Tracking Forms (RTF’s) System Verification Checklists (SVC’s) Functional Performance Tests (FPT’s) O&M Training Provisions Construction Phase

49. Equipment and systems start-ups Contractor start-up Factory start-up Documentation chain of submission Temporary conditions Maintenance responsibility Construction Phase

50. TAB HVAC systems Systems properly started Systems under full control Appropriate hardware and software interface Coordination with other trades, especially TCC Access to space Construction Phase