“Why We Hired a Commissioning Agent” Officials (IASBO) 1

“Why We Hired a Commissioning Agent”
Presented to: Illinois Association of School Business
Officials (IASBO)
Department
1
Mike Elliott, AIA, LEED AP
Kluber Skahan + Associates
Jan Taniguchi, AIA, LEED AP
STR Partners LLC
George Bourassa, PE, CCP, LEED AP
2
www.bcxa.org
3
Jan Taniguchi, AIA, LEED AP
STR Partners LLC
4
What does LEED stand for?
Leadership in
Energy and
Environmental
Design
5
What is LEED?
LEED is an internationally recognized certification
system that measures how well a building or community
performs across all the metrics that matter most: energy
savings, water efficiency, CO2 emissions reduction,
improved indoor environmental quality, and stewardship
of resources and sensitivity to their impacts.
6
What is LEED’s Purpose?
LEED enables project teams to deliver certified
performance for their buildings.
Third party certification through the independent Green
Third-party
Building Certification Institute (GBCI.org) assures that
LEED buildings are constructed and operated as
intended.
7
What are the LEED Rating Systems?
New Construction
Existing Buildings: Operations & Maintenance
Commercial Interiors
Core and Shell
Schools
Retail
Healthcare
Homes
Neighborhood Development
8
What does LEED Measure for Schools?
Sustainable
Sites
Water
Efficiency
Energy &
Atmosphere
Materials &
Resources
Indoor
Environmental
Q lit
Quality
Innovation
In Design
Prerequisite: Fundamental Commissioning
1 Point: Enhanced Commissioning
9
What are the Levels of Certification for Schools?
Certified
29 to 36 Points
Silver
37 to 43 Points
Gold
44 to 57 Points
Platinum
58 to 79 Points
10
George Bourassa, PE, CCP, LEED AP
11
Agenda
What is Commissioning?
− Process
− Documentation
− Not already included
Why is Commissioning Needed?
−
−
−
−
Financial Benefits
Qualitative Benefits
Case Study
y
LEED
Where/With Whom is it Most Widely Used?
− Colleges/Universities
− Government
− LEED projects
How Do I Hire a Commissioning
g Agent?
g
− Selecting a Provider
− Funding Resources
12
What is Commissioning?
ASHRAE GUIDELINE:
“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.”
13
What is Commissioning?
The p
process of commissioning
g involves steps
p
that are integrated into every phase of the
project:
−
−
−
−
−
Pre-Design
g
Design
Construction
Acceptance
Warranty
Commissioning is NOT just testing at the end of
the project.
14
Don’t I Already Pay for That?
A/E Agreements
- Don’t allow for third party Cx Agent
- Don’t allow for quality control beyond field observations
Construction Contracts
- Cx requirements not specified
-
Doesn’t require formal Cx program
Doesn’t include performance criteria
Doesn’t include witnessed tests
Not a condition for final acceptance
15
Why is Commissioning Necessary?
Increasing Complexity of Building Systems
- Security
-Controls
-Energy Conservation
-Integrated Systems Complexities
Frequent failure of buildings/facilities to provide the
functionalityy and system
y
performance
p
that Owners expect
p
Operations and maintenance staff given responsibility
without adequate training and documentation
Increasing dependence on automated systems vs.
occupant control of environment
Rate of change of technology
16
Why is Commissioning Necessary?
17
Why Is Commissioning Helpful?
Sets clear measurable goals for everyone
− Verified goals are being met throughout the design and
construction phases
E t bli h accountability
Establishes
t bilit
− Changes the way people perform
− Allows designers and contractors to measure success as
well as deficiency
18
Design Phase Commissioning Activities
Develop Owner's
Project
Requirements
Develop
p
Commissioning
Scope and Budget
Develop
Commissioning
Plan
Develop Basis of
Design
Perform Design
Review of
Construction
Documents
Develop
Commissioning
Specifications
Attend Pre-Bid
Meeting
19
Construction Phase Commissioning Activities
Pre-construction
Pre
construction
Meeting
Cx Kick
Kick-off
off
Meeting
Schedule
Reviews
Submittal
Reviews
Operation &
M i t
Maintenance
Data
Attend
Construction
Progress
Meetings
Construction
Checklists
Site Observation
Vi it
Visits
Witnessing of
QA/QC T
Testing
ti
20
Testing/Training Phase Cx Activities
Testing /
Training
Meeting
Functional
Performance
Testing
Corrective Issue
Reports
Owner Training
Sessions
Training
Evaluation
Systems Manual
21
Occupancy Phase Commissioning Activities
Final
Commissioning
Report
Seasonal Testing
Measurement &
Verification
Operational
Support
Lessons Learned
Update
Commissioning
Report
22
Partial List of Documents
•
•
•
•
•
•
•
•
•
•
•
•
•
Owner Project Requirements
Design Intent Document
Commissioning Plan
Commissioning Specifications
Commissioning Schedule
Contractor Checklists
Functional Performance Verification Procedures
Corrective Issue Reports
CIR Log
Operator Training Schedule, Content, Format
Operation & Maintenance Manuals
Operator Training Session Record
Commissioning Report
23
Qualitative Benefits of Commissioning
Identify and correct life safety issues
Extended equipment life
Improved indoor air quality
Reduced O&M costs
Upgrade system operation reliability
Improved comfort and worker productivity
More knowledgeable building staff
Increased net operating income and tenant retention
Expose staff to different approaches for troubleshooting problems and
improved staff understanding of equipment and control strategies
Early detection of equipment issues
Smoother contractor transition
Improve
p
energy
gy efficiency
y
Minimize dependence on contractors for ongoing maintenance
24
Financial Benefits of Commissioning
Meet energy budget targets at initial occupancy
Reduced change orders because of improved contract
documents and team partnership level
Lower operating costs due to improved operational
techniques
Lower maintenance costs because equipment performs at
optimal level
Improved building operator capability
Benefits to building occupants: greater worker productivity
productivity,
reduced complaints, reduced incidence of absenteeism
25
Reasons for Retro-Commissioning
Life safety issues discovered following initial construction and turnover
P bl
Problems
never id
identified
tifi d d
during
i iinitial
iti l b
building
ildi start-up,
t t
such
h as
improper sequences of operation
Systematic problems in building operation, such as simultaneous
heating and cooling
Environmental problems
Excessive equipment run times due to changes in occupancy or space
use such as unnecessary lighting
use,
Malfunctioning equipment or sensors, such as broken dampers
Control optimization issues, such as sub-optimal chilled water supply
temps
Excessive equipment repair and replacement costs
High utility bills
I d
Indoor
air
i quality
lit concerns
High employee absenteeism
Frequent tenant turnover
26
Financial Benefits of Retro-Commissioning
RCx can produce savings of 5-30% of total building
energy costs, with simple payback averaging less than 6
months
A study of 100 buildings in 2004 found median energy
savings of approximately $45,000 per building and ranged
as high as $1
$1.8
8 million
Natural Capitalism: “It may be that managers can’t afford
not to retrofit buildings to save energy, because doing so
can make workers more productive. If labor productivity
goes up just one percent, that will produce the same
bottom-line benefit as eliminating the entire energy bill.”
27
LEED Projects
All LEED p
projects
j
require
q
commissioning
g
Energy & Atmosphere
− Fundamental Commissioning (prerequisite 1)
− Credit 3: Enhanced Commissioning
Systems to be commissioned:
HVAC, refrigeration and associated controls
Lighting and daylighting controls
y
Domestic hot water systems
Renewable energy systems (wind, solar, etc.)
28
Fundamental Commissioning Requirements
•
Designate a Cx Authority
−
Buildings less than 50
50,000
000 sf
sf, CxA can be:
Employee or subcontractor to GC
Employee or subcontractor to CM
Employee or subcontractor to A/E
May be staff with construction responsibilities
−
Buildings greater than 50,000 sf, CxA cannot be:
•
•
•
•
Employee or subcontractor to GC
Employee or subcontractor to CM
Employee or subcontractor to A/E
Anyone with construction responsibilities
− Documented Experience
− Understand Energy Efficient Design, Installation and Operation
− Field experience: Start
Start-up,
up TAB
TAB, Troubleshooting,
Troubleshooting O&M
O&M, BAS
Review Owner’s OPR and A/E’s Basis Of Design
29
Fundamental Commissioning Requirements
• Develop and Use Cx Specs
− Must clearly define everyone’s
everyone s roles and responsibilities
• Develop and Use Cx Plan
− Must clearly define who does what and when
− Must be integrated into the construction schedule
• Verify Installation and Performance
−
−
−
−
Installation Verification Checksheets (IVC)
Operational Performance Testing (OPT)
Functional Performance Testing (FPT)
Integrated Systems Testing (IST)
• Complete Cx Report
− Organized
− Include Issues List
− Identifies Unresolved Issues
30
Enhanced Commissioning Requirements
•
Designate an Independent Cx Authority
− Must be one of the following:
Disinterested subcontractor to A/E
CM not holding construction contracts
Independent consultant to Owner
Owner employee or staff
− CxA to Perform the “Enhanced Responsibilities” must be the same as the
CxA that Performed the Pre-requisite
Pre requisite Responsibilities
Review Owner’s OPR and A/E’s BoD and Design Documents prior to
mid-CD’s and Back-Check
− 50% CD’s Must be Reviewed by CxA
− CxA Must Perform a Back-Check of their review comments
Review Submittals
− C
CxA
AM
Mustt R
Review
i
S
Submittals
b itt l off E
Equipment
i
t th
thatt is
i tto be
b commissioned
i i
d
− Does not replace A/E’s normal responsibilities
31
Enhanced Commissioning Requirements
• Develop a Re-commissioning Systems Management
Manual
− Contractors Requirements for the Manual Must be Clearly Defined in
the Specifications
− One-line diagrams provided by the Design Engineer
− Vendor’s PM recommendations
• Verify Training
− Operator
p
− Occupant
• Post Occupancy Contract For Operations Performance
Review
− Must be performed by the CxA
− Walk-thru and Review with O&M staff 10 months after
substantial completion
− Report Warranty Issues
− Coordinate with Design Team
32
Who Uses Commissioning Services?
Colleges/Universities: many have mandated
commissioning for “complicated”
complicated buildings
Federal Agencies (required): GSA, Air Force, Army Corps
of Engineers, Dept. of State, Dept. of Energy, EPA, Navy
State Governments (required for all state-funded
buildings): Idaho, Maryland, Massachusetts, New Jersey,
Oregon,
g
Pennsylvania)
y
)
− California does not require commissioning, but does have state
energy standards that call for it
− Georgia State Board of Education requires school districts to
perform commissioning on projects greater than 50,000 square
feet
q
commissioning
g for buildings
g over 20,000
,
− New York requires
square feet
− Washington state requires all new educational buildings
undergo the commissioning process
33
Who Uses Commissioning Services?
Local Governments: Austin, TX; Arlington, VA;
Boulder, CO; Chicago and Cook County, IL; Los
Angeles, CA; Portland, OR; San Jose, CA; San
F
Francisco,
i
CA;
CA S
Seattle,
ttl WA
Clark County (Las Vegas) public school system
specifies commissioning of all new facilities
construction
34
How Do I Select a Commissioning Provider?
Look for Related,
Related Not Necessarily Exactly Similar
Experience
Include the following in your RFQ:
- List of Required Services
- List of Systems To Be Commissioned
- Identify Sampling Percentages, If Any
Ask for Samples of Prior Documents
- Commissioning Plan
- Owner’s
O
’ P
Project
j tR
Requirements
i
t
- Basis of Design
35
How Do I Select a Commissioning Agent?
Cx Fees Broken Out By Task
Work Out Final Cx Scope and Budget Face-To-Face
At present, minimum professional recognition of Cx
providers – difficult for Owners to determine who are
experienced and fully qualified Cx providers
Five organizations have developed professional
certification programs: BCA, AEE, AABC, NEBB,
University of Wisconsin
36
Keys to Successful Commissioning
Develop a Cx RFQ That Is Specific To Your Project
Work Out Final Cx Scope and Budget Face-to-Face
Early Involvement of the Commissioning Provider
Strong Support of the Cx Process By The Owner
Cl l D
Clearly
Documentt th
the O
Owner’s
’ P
Project
j tR
Requirements
i
t
Identify A/E Responsibilities in Their Contract
Early Completion of the Basis of Design Document
Identify Contractor Responsibilities in Their Contract
37
Keys to Successful Commissioning
Early involvement of owner’s
owner s operations staff
Incorporate Cx tasks in the contractor’s schedule of values
Itemize Cx tasks in the construction master schedule
Get the O&M manuals early in construction
Avoid test sampling if budgets allow
Make contractor responsible for cost of retesting
Mutual respect for each team members contribution
Open communication between all team members
38
Commissioning Contracts
• Fee is typically based on % of construction cost,
usually between 0.5-3%.
• Square footage rates can range from $0.75 to
$3.00/ft2
• Most common type of contract is a lump sum fee
• 74% of commissioning costs are directly related to
labor
39
Resources
American Society of Heating, Refrigeration and Air Conditioning Engineers
www.ashrae.org
United States Green Building Council
www.usgbc.org
Building Commissioning Association
www.bcxa.org
U.S. Department of Energy – Energy Smart Schools Program
U.S. Environmental Protection Agency, IAQ Design Tools for Schools
40
“Why We Hired a Commissioning Agent”
Questions
41