BCH2011 Day3 Building Commissioning Boban Ratkovich

COMMISSIONING BEST PRACTICES
Boban Ratkovich, P. Eng. CEM, BESA, LEED AP ID+C President, CES Engineering Ltd
Commissioning Best Practices

Presentation Overview
1:30pm : 3:05pm Cx Standards & Guidelines Definitions Cx Models Key Commissioning Principles Cx Process and Project Phases Monitoring Based Commissioning (MBCx) BC Hydro New Construction Program Cx Incentive 3:05pm : 3:30pm Break 3:30pm : 3:50pm Commissioning Economics 3:50pm : 4:35pm Electrical Sub-metering 4:35pm : 5:00pm Question and Answer Period

Presentation Overview
2:45pm : 3:30pm
Cx Process and Project Phases (Acceptance and Operation) Monitoring Based Commissioning (MBCx) BC Hydro New Construction Program Cx Incentive 3:30pm 3:40pm Break 3:40pm 4:20pm Electrical Sub-metering 4:20pm 4:35pm Cx Economics 4:35pm 5:00pm Questions and Answers Period

Cx Standards & Guidelines
ASHRAE Guideline 0-2005 Commissioning Process Describes Process Administration. LEED Rating System Building Commissioning Association (www.bcxa.org) Portland Energy Conservation Inc. (www.peci.org) California Commissioning Collaborative (www.cacx.org) U.S. General Services Administration, Public Building Service The Building Commissioning Guide

Cx Standards & Guidelines
Canadian Standards CSA Z320-11 Building Commissioning CSA Z317.18-0-05 Commissioning of Health Care Facilities NRCan office of energy efficiency re-commissioning studies Public Works and Government Services Canada Commissioning Manual (comprehensive document)

What is Building Commissioning?
Different perceptions on a market about what exactly is the Commissioning Process
ASHRAE 0-2005
Commissioning is a quality focused process for enhancing delivery of project PROJECT DELIVERY QUALITY CONTROL implies and suggests commissioning activities in all project phases. Owners opportunity for QUALITY CONTROL and performance verification

Why Do I Need Commissioning?
Verification of Owners Project Requirements (OPR) Health, safety, and indoor air quality Peace of mind Energy conservation and performance Increased system complexity Comfort control

Dont I Already Pay for That?
Design Professional Agreement Doesnt allow for third set of eyes from Cx Doesnt allow for quality control beyond field observations May not have the same level of field experience Construction Contract Cx requirements not specified
Doesnt require formal Cx program Doesnt include performance criteria Doesnt include witnessed tests Not a condition for final acceptance

Mech Engineer Elec. Engineer Architect General Contractor
Elec. Contractor
Typical Project Team Configuration Up to the 1990s
Mech. Contractor

Mech Engineer Elec. Engineer
Architect General Contractor Data/Security/Misc. Fire Alarm

Gaps between disciplines resulting in: Poor coordination Lost details Costly change orders Delays in schedule
Fire Protection Controls Contractor Elec. Contractor
Typical Project Team Configuration After 1990s
Mech. Contractor

Commissioning helps fill the gaps in coordination
Commissioning encompasses All
New Project Team Configuration With Commissioning

Fundamental vs. Enhanced Cx
LEED Process introduced Fundamental and Best Practice (Enhanced) Cx process separation.

Commissioning Models
Independent Third Party Cx (Hired by Owner)
Preferred Significantly reduces potential for conflict of interest. Recommended by all latest standards, required by LEED best practice standard.
Cx as part of the Design Team

Biased presentation of issues It is common practice not to bring attention to negative design issues. Passing responsibility on to the construction team during construction resulting in afterthe-fact solutions and corresponding cost and delays.

Commissioning Models
Cx as part of General Contractor
Many of the same problems as Cx under design team Focus on schedule and budget. Not in owner favor.
Cx as part of Mechanical Contractor

Same issues as with general contractors. Focus on schedule and budget. Knowledge usually limited to mechanical field.

Approaches
New Construction
Pre design through occupancy
Existing Buildings
Retro-Commissioning In existing un-commissioned buildings Re-Commissioning In previously commissioned buildings

Commissioning Principles
a) Establish Measurable Project Performance Requirements b) Plan and Execute the Commissioning Process c) Verify and Document Compliance with Requirements d) Effectively Transfer Knowledge to the Building Operations Team

a) Establish Measurable Project Performance Requirements
Develop owners project requirements (OPR). Review design documents for compliance with the OPR. Design narrative (basis of design) document and plans & specifications Document design development decisions. Deviations for OPR or design narrative and value engineering decisions & consequences Document the process. Develop & maintain a project commissioning plan; develop a commissioning specification

b) Plan and Execute the Commissioning Process
Clear roles and responsibilities for all team members Well defined commissioning work scope and deliverables Project commissioning schedules Effective inspection and testing plans Clear commissioning specifications consistent with the project commissioning plan Clear definitions of training requirements to support long term sustainability

c) Verify and Document Compliance with Requirements
A clear history of project development, execution and turnover A definitive record of all inspections, tests, performance issues and deficiencies and issue resolutions A clear methodology to evaluate building performance against the standard achieved at the final acceptance of the project (re-commissioning plan)

d) Effectively Transfer Knowledge to the Building Operations Team
Engage the operations team in the Cx process as early as possible. Organize and prepare all contractors and vendors to deliver coherent training to the operations team. Provide systems training and key performance criteria to guide operators in monitoring and evaluating their operating systems Provide training, O&M, performance and RCx documentation that will allow a facility to maintain an effective operations team for the life of the facility

The Commissioning Process
The Commissioning Process involves steps that are integrated into every phase of the project:
PRE-DESIGN DESIGN CONSTRUCTION ACCEPTANCE OPERATION
Commissioning is NOT just testing at the end!

Commissioning: Pre-Design Phase
Document/Review Owners Project Requirements Select Commissioning Authority Define Scope & Budget for commissioning Create Initial Commissioning Plan Define the Cx team members (identify Owners team) Define Target Incentive Programs Include Cx requirements into RFP documents for design services!!! - see attached file

Commissioning: Design Phase
Document/Review Basis of Design Refine scope of commissioning Perform Design Reviews Update Commissioning Plan Include commissioning requirements in construction documents Including pre-functional checklists and functional performance test procedures

Commissioning: Design Phase Deliverables
Commissioning Team Organization Chart Owners Project Requirements Cx Specifications and Cx Plan Systems to be Commissioned Design Development Review Documents Construction Development Review Basis of Design

Commissioning Team Organization Chart See attached sample file

Owners Project Requirements ASHRAE 0-2005 provides template for generating OPR and proposed content. Usually assembled at the project workshop session. Desired performance criteria for energy, water use, thermal comfort, indoor air quality, lighting/daylighting, acoustics specified in this document See attached sample file

Cx Specifications and Cx Plan Master Cx Specifications shall be included in General Division 1. All other equipment and services sections shall include specific commissioning requirements. Cx Authority shall coordinate Cx Specifications across all Specifications Divisions See attached sample file

Systems to be Commissioned See attached sample file

Design Development and Construction Documents Commissioning Review Commissioning review is not a peer review !! Responsibility for design remains with design team Credentials of Cx Authority Performing Review Commissioning Review Scope of Work - See attached sample file

Basis of Design Design documentation is presented in narrative form at the schematic project phase. The schematic design narrative form represents the foundation for the final basis of design document. Commissioning Authority updates Basis of Design documents as the design progresses from the inputs provided by the design team.

Basis of Design Basis of design document is primarily assembled for the OPERATOR GROUP needs. Construction documents are prepared to allow contractors to erect the building and building systems and NOT TO DEFINE BUILDING OPERATION. The operator cannot get all the information from the construction documents.

BD Case Study: St Marys Hospital Expansion

Commissioning: Construction Phase
Commissioning Team Roles and Responsibilities - Cx Authority versus Cx Agent Cx Kickoff Meeting Construction Cx Plan Cx Schedule Facilitation and Integration Construction Phase Meetings Cx Construction Observation Visits Submittals review, RFIs, CO and Change Directives Pre-Functional Checklists (see attached file) Preliminary Systems Functional Performance Test Procedures

Commissioning: Acceptance Phase
Construction Meetings Cx Construction Evaluation Visits Equipment/System Startup Observation and Review Pre-functional Check List Verification Systems Functional Testing (Season 1) O&M Manuals Systems Manuals Training Verification Cx Issues Follow Up and Resolution Final Cx Report

Commissioning: Operation Phase
Commissioning Team ?? First year operation - performance verification phase Post Occupancy Evaluation (CSA Z8000) Performance Measurement Protocols LEED 2012 Draft Document Monitoring Based Commissioning

Post Occupancy Evaluation (CSA Z8000)

POEs are intended to obtain feedback on facility usability and performance from the Health Care Facility users (i.e., patients, families, or caregivers), designers, builders, funding agencies, organizational leaders, and staff (clinical and non-clinical). This process can be facilitated through the establishment of performance indicators early in the design process and then measuring against the completed facility. Using performance indicators will help to focus the planning and evaluation towards desired outcomes..

Performance Measurement Protocols for Commercial Buildings (ASHRAE, USGBC, CIBSE) 2010 Energy Use (basic, intermediate, advanced) Water Use (basic, intermediate, advanced) Indoor Environmental Quality (IAQ) Thermal Comfort (basic, intermediate, advanced) IAQ Air Quality (basic, intermediate, advanced) IAQ Lighting/day-lighting (basic, intermediate, advanced) IAQ Acoustics (basic, intermediate, advanced)

LEED 2012 Draft Document Cx and Measurement and Verification process outside of Energy and Atmosphere section. Dedicated Performance section containing
Water Metering Prerequisite Building Level Metering Prerequisite Fundamental Commissioning and Verification Prerequisite Enhanced Commissioning Credit Monitoring Based Commissioning Credit Advance Metering Credit Advanced Energy metering Credit Reconcile Projected and Actual Energy Performance Credit

Monitoring Based Commissioning (MBCx)

MBCx expands the Enhanced Cx process and includes: 1. Permanent energy information systems (EIS) and diagnostic tools at the whole-building and sub-system level; 2. Cx based on the information from these tools and savings accounting emphasizing measurement as opposed to estimation or assumptions; and 3. On-going Cx to ensure efficient building operations and measurement-based savings accounting.


Activities during design stage: Monitoring-based procedures in Initial Commissioning Plan: 1. Roles and Responsibilities 2. Measurement requirements: meters, points, metering systems, data access 3. List of points to be trended with associated frequency and duration for trending 4. Limits of acceptable values for tracked points and metered values


Activities during design stage:Monitoring-based procedures in Initial Commissioning Plan : 5. Review elements that will be used to evaluate and identify performance of monitored points and associated systems, including but not limited to: Conflict between systems Out of sequence operation of systems components Energy and water usage profiles 6. Action plan for correction of operational issues and deficiencies.



Activities during project acceptance phase 1. Configuration of data acquisition system 2. Cx, validation and calibration inspections of the M&V system equipment, devices and sensors 3. Functional verification of the DDC system interfaces with M&V system equipment, devices and sensors. 4. Set up of the EMIS host server (base building energy model configuration, database server, application server, user authorizations).



Activities during project occupancy phase 1. Development of custom energy reports 2. Initial metering data calibration with water and utility bills. 3. Review of building systems operation from energy consumption and efficiency perspective 4. Verify that points are being trended in accordance with the Plans monitoring requirements and prepare a report on the verification results. 5. Frequency of analyses in the first year of occupancy; analyses must occur at least quarterly.

Monitoring Based Commissioning MBx



In California, MBCx was tested on 33 Universities and Campuses. The MBCx program represented $5.2 million of the total program budget and was performed on 37 building projects and 9 plant systems, representing over seven million gross square feet.


BC Hydro NC Program Cx Incentive
Enhanced Commissioning Offer in development Tentative launch Jan 2012.

BC Hydro New Construction Program Commissioning Incentive
BC Hydro is preparing a contract offer for owners/facility group for specific commissioning activities incentives. The program requirements will include in simplified terms: Generation of the energy focused basis of design document during project design stage. Regular interval energy performance review sessions during first year of operation between Cx Authority and the facility operators utilizing energy metering and management software installed as part of the construction project.

Commissioning Economics
Lawrence Berkeley National Laboratory has built the worlds largest compilation and meta-analysis of Cx experience in commercial buildings. The database includes 643 buildings (all located in the United States, and spanning 26 states), 100 million square feet of floor space, and $43 million in Cx expenditures. The recorded cases of new-construction Cx took place in buildings representing $2.2 billion in total construction costs.

The median normalized cost to deliver Cx $0.30/ft2 for EB $1.16/ft2 for NC (or 0.4% of the construction cost). Energy Savings 16% for EB, Payback 1.1 Years 13% for NC, Payback 4.2 Years Projects with a comprehensive approach to Cx attained nearly twice the overall median level of savings and fivetimes the savings of the least-thorough projects

Thanks to energy savings originated from Cx process, associated reductions in greenhouse gas emissions come at negative cost. In fact, the median cost of conserved carbon is negative -$110 per tonne for EB -$25/tonne for NC as compared with market prices for carbon trading and offsets in the +$10 to +$30/tonne range.





Commissioning Catch All Phrases
Cx project delivery quality control Cx starts during project planning stage and takes place in all project phases On a typical project Cx process stretches over 5-6 years Design engineers do not practice full scope cx services Cx budget cost (project delivery quality control) ~ 1% of the total construction cost
THANK YOU!
Boban Ratkovich, P. Eng. CEM, BESA, LEED AP ID+C
#220 4211 Kingsway Burnaby, BC V5H 1Z6 Ph.604.221.8715 bratkovich@cesgroup.ca

BCH2011 Day3 Building Commissioning Boban Ratkovich

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COMMISSIONING BEST PRACTICES

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Typical Project Team Configuration Up to the 1990s

Commissioning Best Practices

Architect General Contractor Data/Security/Misc. Fire Alarm

Fire Protection Controls Contractor Elec. Contractor

Typical Project Team Configuration After 1990s

Commissioning Best Practices

Commissioning encompasses All

New Project Team Configuration With Commissioning

Commissioning Best Practices

Commissioning Best Practices

Cx as part of the Design Team

Commissioning Best Practices

Cx as part of Mechanical Contractor

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning is NOT just testing at the end!

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Team Organization Chart See attached sample file

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Systems to be Commissioned See attached sample file

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Post Occupancy Evaluation (CSA Z8000)

Commissioning Best Practices

Commissioning Best Practices

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices

Monitoring Based Commissioning (MBCx)

Commissioning Best Practices