What is Building Commissioning?

What is Building Commissioning? Presented by: Mark Leafstedt, PE CxA TestMarcx Commissioning Solutions Nevada * Colorado * New Mexico * California * Washington * Arizona Building Performance Together

Is it DONE done? The Final Walkthrough ?

What is Commissioning (Cx)? • Definition • Past & Present • What is Cx NOT! • Objectives • Economics • Impediments • Process • Case Studies Building Performance Together

What is Commissioning (Cx)? • Definition: “A quality-focused process for enhancing the delivery of a project. The process focuses on verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements.” Draft ASHRAE Guideline 0-2000X, The Commissioning Process

What is aCommissioning Authority • Project Success Advocate • Problem Solver • Generalist not Specialist • Quality Process Focus • Develops Detailed Cx Plan • Skilled Communicator • Verifies & Documents • Facilitates Training Building Performance Together

The PASTThe 70’s - Energy Crisis Building Performance Together

The PASTThe 80’s – Energy Analysis • Variable Air Volume Standard • Building Automation Systems & Evolution Away from Pneumatics • Simple to Complex HVAC Design to Maintain Comfort & Reduce Energy • Utility Company Demand Side Management Programs • Specialization & Division in HVAC Knowledge Building Performance Together

The PASTThe 90’s – Energy Growth • Increased Awareness of Need to Verify • Increased Facility Operator Sophistication • Increased Service Industry & Reliance on Better HVAC • Emergence of Commissioning Industry Building Performance Together

The PRESENTThe 2000’s – Awareness • Greening of America & World • Leadership in Energy Efficient Design • Concern about Carbon Emissions • Technology Advancements & Energy Costs Creating Favorable Alternate Energy Climate • Major Growth of Cx Industry Building Performance Together

What is Cx NOT?(but encompasses) • NOT: Testing, adjusting and balancing (TAB) • NOT: Contractor’s startup • NOT: Engineer’s installation “observation” • NOT: Performance verification alone • NOT: Limited to HVAC systems or Controls systems • NOT: Routinely included in Professional Design Consultant’s fees • NOT: MEP coordination (may assist) • DOES NOT: Have responsibility to direct or make corrections to identified deficiencies Building Performance Together

Objectives/Perspectives • Owner • Accept an optimized building • Minimized warranty issues • Minimized energy costs • Minimized O&M costs • Maximized functionality • Report on construction process Building Performance Together

Objectives/Perspectives • Contracting Team • Constructed according to design, no more • Identify design issues early • Independent perspective on construction issues • Open the project on schedule & in budget • Minimized warranty issues • Design Team • Constructed according to design, no less • Identify construction issues early • Independent perspective on design issues • Extra set of observation “eyes” Building Performance Together

Objectives/Perspectives • Cx Agent • Constructed according to design, no more, no less • Participate in a team environment • Achieve success through the success of others • Identify functionality issues & resolve prior to Owner acceptance Building Performance Together

Commissioning Economics • Function of Systems’ Complexity & Extent of Services • 0.5 to 3% of Total Constructions Cost • 1.5 to 4% of Mechanical System Cost • .5 to 3% of Electrical System Cost (Source: Commercial Energy Systems) • Whole Building Commissioning: $0.5 to $1.50 Per Square Foot • Operating Costs: 8 to 20% Below Non-Commissioned Buildings (Source: Kennett, NIBS) Building Performance Together

Impediments to Cx • No perceived need • Additional construction costs • Perceived potential delays in construction • Savings difficult to quantify • Contractor resistance Building Performance Together

Commissioning Process Commissioning Plan Cx Report and Systems Manual Design Document Reviews O & M Document Review Owners Functional Requirements Functional Testing FPT Warranty Review Revised Plan Pre-Functional Checklist PF Basis of Design Review Scoping Meetings O&MTraining Seasonal Testing RCx Start-up PLAN DESIGN OCCUPANCY CONSTRUCTION Project Timeline Building Performance Together

Documentation • Commissioning Team • Basis of Design • Design Intent • Overview of Cx Procedures • Pre-Functional Checklists • Functional Performance Testing Scenarios • Issues and Resolutions Logs Building Performance Together

Pre-Functional Checkout Building Performance Together

Functional Performance Test Building Performance Together

Case Study – Hydronic Systems • No HW pump check valves • 35% of HW valves leaking by • Incorrect boiler pressure relief valves • Incorrect boiler staging • Reduced CHW variable speed pump setpt from 20# to 12# • Cooling Tower bypass valve sticking with both valves closed. • 45% of CHW & HW valves not fully closing off. • Primary & secondary chilled water flows unbalanced. Building Performance Together

Case Study – Hydronic Systems • Main chilled water DP control valve failed closed • Steam condensate tank overflow discharges directly to floor drain • Condensate tank pumps level switches failed • No condensate return unit for DHW • HW system contaminated and strainers plugged • Thermometers not installed • Thermometer ranges incorrect Building Performance Together

Case Study – Airside Systems • Main fans ran with isolation damper closed in bypass mode. • Static pressure hi limits do not shut down fans in bypass mode. • Optimization programming modes failed • Main relief fans capacities too small • AHU control valve too small & does not meet design temps. • Rebalanced 80% of OSA intake volumes • 75% of MAU safeties not operating properly. Building Performance Together

Case Study – Miscellaneous • No interlock between main AHU’s and VAV terminals • Poor resolution and inaccurate reading of VAV CFM • No heat on VAV reheat coils from contamination. • Fan coil units sizes too large • Programming modes incorrect for VAV operation • No fiber optic connection to main fire panel • Problems w/ hot/neutral reversed on 120v power. • Lighting system panel BMS circuits jumpered out and graphics incorrect. • Emergency Generator cannot meet design load Building Performance Together

References • Associated Air Balance Council (AABC) & ACG (AABC Cx Group) • www.aabchq.com; www.commissioning.org • Building Commissioning Association (BCA) • www.bcxa.org • American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE) • www.ashrae.org • A Practical Guide for Commissioning Existing Buildings • Portland Energy Conservation, Inc. and Oak Ridge National Laboratory • eren.ed.ornl.gov/commercialproducts/retrocx.htm • Building Commissioning – The key to Quality Assurance • Us Dept of Energy – Rebuild America Guide Series • National Institute of Building Sciences • www.nibs.org • Portland Energy Conservation Inc. (PECI) • www.peci.org • Rebuild America • www.rebuild.gov/productservices/sc_bldgcomm.htm Building Performance Together

What is Building Commissioning Questions? Building Performance Together

What is Building Commissioning?