General Services Administration

1. SERBCA Conference September 29, 2011 Public Buildings Service Southeast Sunbelt Region Total Building Commissioning & Recommissioning Timothy Wisner, PE, CEM, PMP General Services Administration

2. G S A ’ S P U B L I C B U I L D I N G S S E R V I C E (P B S) • Landlord for over 400 federal agencies, bureaus & commissions • Portfolio of 353.9 M rentable square feet • Space for over 1,000,000 tenants • 8,603 owned and leased assets • 30 LEED certified properties (currently, many more soon)

3. P B S R E G I O N A L O R G A N I Z A T I O N S AK New England Region 1 Rocky Mountain Region 8 Northwest/Arctic Region 10 Great Lakes Region 5 ME Northeast & Caribbean Region 2 WA ND VT MT MI NH WI MA SD OR Heartland Region 6 CT RI ID MI NY WY NE IA PR IN IL OH PA Pacific Rim Region 9 NV UT CO NJ VI MD DE KS MO WV Mid-Atlantic Region 3 CA KY VA DC OK AR NC National Capital Region 11 TN AZ NM HI SC MS AL TX LA GA Southeast Region 4 GU Greater Southwest Region 7 FL

4. SOUTHEAST SUNBELT REGION • Kentucky, Tennessee, North Carolina, South Carolina, Georgia, Alabama, Mississippi and Florida • 39,000,000 square feet of federally owned or leased office, laboratory, warehouse, and courts space. Tracked Building Inventory • 130 Leased and Owned Buildings in EUAS • 21.5-million gross square feet (GSF) • Largest - AFC, 2.4-million GSF • Smallest – Warehouse 1000 GSF • $ 28.9-million FY 09 Utility Cost • Enough energy to power 10,831 homes annually

5. GSA Commissioning & Recommissioning What is GSA Commissioning? • GSA has adopted the definition of the • National Conference on Building • Commissioning (NCBC): “Systematic process of assuring by verification and documentation,from the design phase to a minimum of one year after construction, that all facility systemsperform interactivelyin accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including preparation of operation personnel”

6. GSA Commissioning & Recommissioning What is GSA’s Policy on Commissioning? PBS DIRECTIVE FOR ASSISTANT REGIONAL ADMINISTRATORS, PBS DIRECTORS, PROPERTY DEVELOPMENT DIRECTORS, PORTFOLIO MANAGEMENT FROM: F.JOSEPH MORAVEC, COMMISSIONER SUBJECT: Release of The Building Commissioning Guide Summary.Each Prospectus level projectteam -whether on new construction, major repair and alteration, or modernization -shall use “Total Building Commissioning” practicesbeginning with the project planning phase, and concluding at one year after tenant occupancy.

7. GSA Commissioning & Recommissioning Our Definitive Source Document

8. GSA Commissioning & Recommissioning Old School Commissioning: • HVAC Systems and Equipment • Startup, Testing, and Turnover Total Building Commissioning • Defines all project performance goals (Programming) • Proactively supports project goals during design (QA) • Validates performance in construction (QC) • Revisits performance goals after tenant occupancy (POE)

9. COMMISSIONED BUILDING SYSTEMS HVAC systems Plumbing Building Management System Power Distribution Emergency Power Security Lighting and Lighting Controls Domestic Hot Water Fire Alarm/life safety systems Vertical Transportation Building Envelope systems • curtain wall assemblies • roofing, • windows doors • construction joints, • etc.

10. GSA Commissioning & Recommissioning Why Does GSA Commission? • Design Excellence buildings are complex • Our tenants include judges, congresspeople, heads of federal agencies, and others who we would rather not disappoint • In all buildings, O&M and utility costs are closely linked to FFO • In all buildings, tenant labor costs far exceed rent, O&M, and utilities, so productivity is crucial for tenant satisfaction

11. Why GSA Total Building Commissions - Really Sam M Gibbons US Courthouse, Tampa, FL • Built late 1990’s, $ 85 million, 240,000 sq. ft. 17-story, high rise • 2001, building was suspect of having “sick building syndrome” as employees complained of dizziness, headaches, and itchy eyes. • The building suffered from significant water intrusion through multiple facade systems • Extensive investigation of existing facade systems to document conditions and to identify water infiltration sources • Design of remedial repairs for multiple types of facade systems including curtainwall, punch windows, metal panels, louvers, sealants, roofing systems , davits and tiebacks for the building • Cost in for repairs and testing $ 20 million

13. Why GSA Total Building Commissions - Really Willkie D. Ferguson Jr. Courthouse Miami, FL • Started Construction 2002 with 3-year timeline and $ 100 million budget • Opened 2007 wit $ 69 million increased costs thanks to water leaks, faulty equipment, and subcontractor lawsuits • Still, after acceptance GSA has had to pay an additional $ 4 million in repairs

14. WILKIE D. FERGUSON JR. COURTHOUSE POST OCCUPANCY CLAIMS 1. SDV Services Busway repairs and inspections $63,100 2. Siemens Emergency Bus Duct Replacements $52,441.06 3. Universal HVAC Repairs completed (Floors 6-9) $360,100.00 4. Universal HVAC Repairs – planned (Floors 10-14) $457,788.00 5. Teng Commissioning Report of HVAC deficiencies $320,014.16 6. Reprogramming of HVAC systems $257,856.00 7. AHU programming pilot $15,000 8. Carpet Replacements $336,657.17 9. Missing Infrastructure $116,500.00 10. MCS Claim Settlement $210,000.00 • 11. Water Feature repairs $255,318.00 • 12. Chiller Piping $200,000.00 • 13. Waterproofing exterior limestone columns $135,000.00 • 14. Emergency generator exhaust repairs $200,000.00 • 15. Roofing repairs $369,062.00 • 16. Short Circuit Breaker replacements $319,000.00

15. WILKIE D. FERGUSON JR. COURTHOUSE POST OCCUPANCY CLAIMS (continued) • 17. Noise in Courtrooms at Judge’s bench $130,000.00 • 18. DERM UST SAR Reports & Tests-- $30,000.00 • 19. RJA Inspections $6,814.13 • 20. Tower Building Sallyport $102,000.00 • 21 Chiller cleaning $26,963.52 • 22 Guards $38,976.00 • 23 Chiller plant leaks design $7,372.00 • 24 Control loops Parking area $53,451.87 • 25. Correct leak at generator exhaust $16,000.00 • 26. Elevator code deficiencies $21,665.00 • 27. Sanitary sewer clean-outs $2,504.00 • 28. Repair Sallyport wall due to bus duct explosion $6,184.00 • 29. UPS Battery tests and re-certifications $11,100.00 • 30. UPS Repair $12,451.78 • 31. Limit switch for gate arm $3,465.00 • 32. MC cable credit $70,278.00

16. GSA Commissioning & Recommissioning

17. GSA Commissioning & Recommissioning What is GSA Recommissioning? • According to the GSA Building Commissioning Guide, • Recommissioning shall generally include: • • Establishing that original basis of design and operation is still appropriate for use, occupancy, tenant agencies and GSA goals, and modify the operations/controls sequencing as appropriate for optimum operations • • Reviewing and benchmarking key systems operations/performance against the Basis of Design • • Evaluating envelope tightness/pressurization by infrared or other methods • • Performing energy analysis • • Recommending repairs/modifications to optimize building performance

18. GSA Commissioning & Recommissioning Why Recommission? • Buildings are a moving target • Space usage changes • Equipment changes • Systems change • Original design intent is usually no longer completely valid

19. GSA Commissioning & Recommissioning Why Recommission? • O & M is imperfect • Inadequate budgets • Training Incomplete or erroneous understanding of design intent and how to run the systems • Incomplete documentation on building • Retrofits, and no single plan of how to run the systems as modified • Systems are too complex for operators

20. GSA Commissioning & Recommissioning EISA Sec 432 Evaluation Compliance Plan EISA Sec 432 requires Federal Agencies complete Evaluations to include an energy and water evaluations and commissioning assessment for all of their covered facilities every four years. Covered Facilities are a subset of an agency’s inventory that makes up 75% of its total energy consumption. GSA’s covered facilities are comprised of 198 Facilities across the 11 regions.

21. AMERICAN RECOVERY AND REINVESTMENT ACT (ARRA) • $100 Million for “Building Tune-ups”

22. ARRA Recommissioning/Tune-up • Building Tune-up includes • First, Fix all obvious Controls Problems • Recommission • Add Advanced Metering • Implement Energy Conservation Measures • Improve building O & M

23. ARRA Recommissioning/Tune-up • Over 180 Buildings for Building Tune-up • Lots in every Region • Selected by highest Energy Intensity • Tune-up has High Return per Dollar Spent • Uniform Building Data Collection/Confirmation

24. ARRA Recommissioning/Tune-up • Justification for Small Project ECMs • Mostly, highest ROI wins • $300 Million in ARRA Small Projects funding

25. GSA Commissioning & Recommissioning What are our resources? • Sample Scopes of Work for Commissioning for • Design-Bid-Build • CMc • Design-Bridge-Build • Design-Build

26. GSA Commissioning & Recommissioning Summary Get a copy of “The Building Commissioning Guide” • Log on to www.gsa.gov/commissioning • Log on to www.wbdg.org/commissioning

27. SERBCA Conference Q&A