Building Commissioning for Improved Performance

1. Building Commissioning for Improved Performance Kristin Heinemeier, Ph.D., P.E. Technical Director Brooks Energy & Sustainability Lab Texas Engineering Experiment Station Texas A&M University System San Antonio, Texas Presentation ASHRAE Alamo Chapter April 20, 2004

2. The Brooks Energy and Sustainability Laboratory • Consortium between Texas Engineering Experiment Station and the Georgia Tech Research Institute • Offices located at Brooks City Base • Technology Transfer in areas related to Energy and Sustainability • Demonstrations, deployment, technical assistance, training, tool development • No fundamental research or education • Non-competitive with private sector

3. Continuum of Quality Control • Design the best machinery possible, customers will return the ones that don’t work. • Measure the widgets at the end of the assembly line, dump or fix the ones that aren’t within specified tolerance. • Measure the defect rate and adjust the machine if defects are too high. • Utilize quality control in the machine design stage, engage the designer to re-engineer the process, incorporate customers’ input in the machine design.

4. Continuum of Quality Control in Buildings • Design the best building possible, hope that the owner won’t sue if it doesn’t work. • Do a walkthrough of the building at the end of the construction, fix all the things that don’t work. • Test the building systems throughout construction and adjust them if they don’t work. • Utilize quality control in the design stage, engage the designer to incorporate lessons learned in next building, incorporate customers’ input in the construction process,.

5. Buildings Are Not Widgets • A modern office building is VERY complex. • Each building is unique…each one HAS to work. • No simple metrics or “tolerances”…how do you know if it “works”? • The team that designs and builds the building is very diverse, there is little feedback from operation to design. • Owner desires to move in immediately. • Cost competitiveness is intense.

6. Commissioning…of Battleships

7. Building Commissioning • Cx is a quality oriented process for achieving, verifying, and documenting that the performance of facilities, systems, and assemblies meets defined objectives and criteria. ASHRAE Guideline 0

8. Commissioning Administrator • The owner’s champion for quality. • Manages a quality assurance process for the owner. • Does not have authority to accept building or to direct contractors. • Typically has the role of communicator, coordinator, documenter…

9. Commissioning Process Planning Design Construction Turnover Occupancy

10. PLANNING Design Construction Turnover Occupancy Planning Stage • Educate owner • Define Cx budget • Define CA scope of services • Develop Cx procedures and draft Cx Plan • Define Cx Team • Document Owner’s Project Requirements (Performance Objectives) • Develop expectations for process and communications… set the tone for Cx

11. Planning DESIGN Construction Turnover Occupancy Design Stage • Insert contractor requirements related to Cx in the Specs (included in existing divisions and/or separate division) • Develop construction checklists, acceptance criteria, and test requirements • Develop initial systems manual • Review design at different levels of development • Review specs • Identify training requirements

12. Planning Design CONSTRUCTION Turnover Occupancy Construction Stage • Review submittals • Develop inspection procedures and forms • Develop test procedures and forms • Convene Cx Team meetings • Perform Field Installation Verification • Witness/perform Operational Performance Tests

13. Planning Design Construction TURNOVER Occupancy Turnover Stage • Witness Functional Performance Tests • Deliver Systems Manual • Verify training of O&M Staff • Play some role in building acceptance • Complete Commissioning Report

14. Planning Design Construction Turnover OCCUPANCY Occupancy • Post-occupancy evaluation • Lessons Learned Workshop • Recommend re-commissioning schedule • Inspection at 10-months (pre warranty expiration)

15. Benefits of Commissioning • Reduces Energy Costs • Reduces O&M Costs • Improves the Building • Improves the Design, Construction and Turnover Processes Can Reduce both Operating Costs and First Costs

16. Study of Costs and Benefits • Funded by SECO and a San Antonio school district • Side-by-side comparison of commissioned and uncommissioned schools • Detailed review of both construction processes and the resulting buildings • Nearing end of first year of occupancy for baseline school, and starting construction for commissioned school • Results in a format usable by others

17. Study Findings • Communication is the key! • early, often, clearly-defined procedures for communication • Time is your enemy! • start early and be nimble and persistent • Reassure everyone involved in the process about their roles • every organization is different and the roles will be different

18. Study Findings (cont.) • There are a lot of toes to step on • be creative and considerate and persistent • Performance Objectives should be captured and communicated early • should form the basis of acceptance criteria, which should be in the spec • Lessons Learned workshop from previous project would be helpful • or review the one before that if the previous project is still in progress

19. ASHRAE Technical Committee 7.9 • Research • Programs • ASHRAE Guideline 0: The Commissioning Process (in public comment, coordinated with NIBS) • ASHRAE Guideline 1: The HVAC&R Commissioning Process (1996 & revision) • ASHRAE Guideline 1.1…1.10 (proposed) • Professional Development Course • Liaison with USGBC/LEED

20. Other Organizations • Building Commissioning Association (bcxa.org) • NEBB, AABC • Portland Energy Conservation, Inc. (peci.org) • National Building Commissioning Conference (May 18-20, Atlanta)

21. Thank you! Questions?