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The Business of Commission i ng

Understand the process and importance of commissioning, ensuring quality and compliance in building projects. Learn the responsibilities of key players and how to navigate the commissioning journey effectively.

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The Business of Commission i ng

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  1. The Business of Commissioning By: Carl N. Lawson Systems Solutions Consultants Zephyrhills, Florida

  2. ASHRAE Montreal Canada April 10, 2006

  3. We are told never to cross a bridge until we come to it, but this world is owned by men who have “crossed bridges” in their imagination for ahead of the crowd.

  4. PRICE QUALITY SPEED Pick any Two

  5. To map a course of action and follow it to the end requires some of the same courage which a soldier needs. Ralph Waldo Emerson

  6. What is Commissioning • Commissioning is a process to verify that the owner has received what he contracted for during the programming and design phases, and during the construction phase, it also gives him a comfortable feeling of knowing someone is looking out for him throughout the project and the 1st year of occupancy. • It also verifies that the Architect and Engineer have received the systems they have designed and approved.

  7. What Commissioning is NOT • Commissioning is not Test and Balance • Commissioning is not start-up • Commissioning is not plan review • Commissioning is not design • Commissioning is not Contract Administration • Commissioning is not inspection

  8. Cxing Where it Came from and Where it is Going • Deming Developed TQM late 50’s early 60’s improved process in the 70’s • No one would listen to him. • Europe, Australia, and ASIA had a process that some US companies wanted to utilize. • November 1984 ASHRAE committee GP-1 was organized. • 1990 GP-1 was published

  9. Cxing Where it Came From and Where it is Going • ASHRAE GP-1 was revised in 1996 and it now in its 3rd revision • Total Building Commissioning document is being developed by ASHRAE and NIBS. • ASHRAE commenced looking at other systems in 1991. • Canada Standards for Commissioning • There are other organizations presently developing there own documentation.

  10. Cxing Where it Came from and Where it is Going • Commissioning is starting to go to electronic formatting. • Some firms are asking the contractor to do more of the testing and this does not work. • Commissioning is a people business.

  11. It is mandatory to commission all LEED’s projects. • Some states have mandated that State owned or leased buildings be commissioned. • FEDERAL GSA has mandated that GSA buildings be commissioned. • More and more Hospitals are now requiring Commissioning.

  12. Who are the Players • Architect • Engineers • Owner’s Representative • Construction Manager • Mechanical Contractor • Electrical Contractor • Control Sub Contractor • Others as deemed necessary

  13. Responsibilities • Architect/Engineer • Be a team player • Design the project with owner’sthoughts in mind • Be willing to make changes • Attend and participate in the Commissioning meetings. • Attendand participate in the Project Intent Meeting

  14. Responsibilities Cont. • Assist the CxA in developing the Basis of Design Document • Answer RFI’s in a timely manner • Answer change orders in a timely manner. • Attend and participate n the VE process

  15. Responsibilities Cont. • Owner’s Representative: • Make Decisions in a timely manner • Attend and participate in Project Intent Meeting • Attend and participate in commissioning meeting • Must own commissioning authorities contract. • Make self available for meetings • Approve the Project Intent Document • Approve the Commissioning Plan

  16. Responsibilities Cont. • Construction Manager • Manages the Project • Coordinates Sub Contractors work • Attend and participate in the Commissioning meetings • Attend and participate in the Project Intent Meeting • Attend and participate in the VE process • Have coordination drawings developed.

  17. Responsibilities Cont. • MEP Contractors • Install their respective work • Complete the various checklist • Be a part of the commissioning team • Attend and participate in the Project Intent Meeting • Attend and participate in the commissioning meetings • Attend and participate in VE Process. • Be a team player.

  18. Responsibilities Cont. • Commissioning Authority • Manage the commissioning process • Develop the commissioning plan • Develop the commissioning Specifications • Work with all the other team members • Develop the Project Intent Document • With the assistance of the engineer develop the Basis of Design. • Verify Mold and Mildew concerns

  19. Responsibilities Cont. • Commissioning Authority • Conduct the Commissioning Meetings • Review the project in a timely manner • Review the submittals for compliance • Review the warranties for the record. • Review the checklist • Perform the FPT • Turn building over to the owner • Remember you are not responsible for the design

  20. CxA Responsibities During Design • Review the SD Documents and issue comments to the design team • Review the DD Documents and issue comments to the Design Team • Review the CD Documents and issue comments to the design team. • Work with the VE process • Always ask for the yellowed out mark-ups and compare with new drawings.

  21. Getting Started in Cxing • Be in a position to understand complete and complex systems. • Be committed and responsible • Be willing to work long hours • Be confident • Be consistent • You must be a good communicator both written and orally.

  22. Getting Started in Cxing Cont. • Must deal with Architects and Engineers • Make decision’s in a timely manner • Don’t be afraid to state your opinion • Know when to go the A/E • Work closely with all project personnel • Ask Questions relating to How, When, Why and Where. • Be Flexible • No place for arrogance

  23. Getting Started in Cxing Cont. • Be prepared to develop the Project Intent Document and the Basis of Design • Develop the commissioning plan. • Commissioning is a team effort. • Get paper work out within three days of meeting. • Never try to enforce something that is not in the project specification. • Monitor the as-built drawings consistently.

  24. Getting Started In Cxing Cont. • You can’t commissioning the system if you design or install it. • Become extremely familiar with all codes not only the MEP portion, but ADA, Life Safety, NFPA, Green Buildings, plus local codes. • Know your various standards ASHRAE, ASME, ANSI, CSA, etc.

  25. Getting Started in Cxing • Be willing to invest in people. • Be ready to invest large amounts of your time and effort. • Learn other type of systems. • Invest in Equipment

  26. Markets for Cxing • Health Care • High Tech Facilities • Laboratories • Medical Office Buildings • Schools • University Campus’s • Central Plants • LEED’s

  27. Markets for Cxing • Dedicated Owners • Construction Management Firms • Prisons • Jails • Industrail type facilities • Office Buildings

  28. O & M Manuals • Should be received within 60 days after approved submittals have been returned. • Review with owner and give comments back to contractor for compliance. • Use this as your training Bible. • Be careful what you get in the O & M. • You do not need installation material.

  29. Training • Factory witness testing on major pieces of equipment • Get factory training out of way up front. • Training should be in a classroom setting and also at the respective piece of equipment. • Use Factory trainers not the local sales rep.

  30. Documentation Required • Project Intent • Commissioning Plan • Basis of Design • Contract Documents • TAB Report • Draft of the Final Commissioning Report • Warranties • O & M Manuals

  31. Documentation Required Cont. • Approved Change Orders • AS-Built Drawings • All testing data verification and documentation. • Sequence of Operation • Minutes of Meetings

  32. Benefits of Commissioning • Project on time • Establish & Maintain energy and maintenance budget. • Change orders are greatly reduced • Claims are greatly reduced. • Punch list is non-existent • Operators have correct training

  33. Benefits of Cxing Cont. • Absenteeism has diminished. • Users have been able to take ownership. • Lasting professional relationships have been developed. • Buildings and systems are operating as owner predicted.

  34. All you have to do is look straight ahead and see the road, and when you see it, don’t sit looking at it --- walk. Ayn Rand

  35. Questions Thank You Carl N. Lawson Systems Solutions Consultants Phone 813-783-3598 E-mail clawson@multiband.us

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