TECHNICAL FEATURE

This article was published in ASHRAE Journal, January 2015. Copyright 2015 ASHRAE. Posted at www.ashrae.org. This article may not be copied and/or
distributed electronically or in paper form without permission of ASHRAE. For more information about ASHRAE Journal, visit www.ashrae.org.

Measurement
Of Commercial Building
Performance
BY BRUCE D. HUNN, PH.D., FELLOW ASHRAE; AND JIM BOCHAT, MEMBER ASHRAE

The 2010 ASHRAE Publication Performance Measurement Protocols for Commercial

Buildings (PMP)1 describes what to measure, how it is to be measured, and how
often it is to be measured to quantitatively assess the performance of commercial
buildings. Representatives of these measures were tested by applying them to the
newly renovated ASHRAE Headquarters Building in Atlanta.2 Since then it was
determined through field tests3,4 and user feedback that more procedures-oriented
protocols were needed.
Performance Measurement Protocols for Commercial
Buildings: Best Practices Guide, published in 2012,5 implements the protocols within the context of existing building commissioning (EBCx), providing specific guidance
for performance improvement. It provides processes
and tools to make measurement, verification, and
improvement clearer and easier so as to improve building performance throughout its service life. This article
describes how these best practices are applied.

Measurement and Improvement Process

Differentiating Levels of Performance
Performance improvement in Best Practices is achieved
through a three-level process (that differs somewhat
from those in PMP), which matches the level of cost
and intensity of effort, and are to be implemented
sequentially.

1. Basic Evaluation (indicative level) uses observations of building characteristics, perceptions of

occupants, and data from utility bills to characterize
performance.
2. Diagnostic Measurement (diagnostic level) uses
physical measurements to diagnose problems indicated
at the Basic Evaluation level, benchmarked against
physical standards, to identify how performance can be
improved.
3. Advanced Analysis (investigative level) uses the
results of the first two levels, plus results of professional
investigative processes, to identify specific actions for
performance improvement.
These levels provide alternatives for building owners depending on the size, complexity, and need for
their buildings. They correspond to the detail, rigor,
and accuracy of the measurements required to meet

Bruce D. Hunn, Ph.D., is retired director of technology, ASHRAE, and an energy consultant in Raleigh, N.C. Jim Bochat is president of Commissioning Concepts in Phoenix.
66

A S H R A E J O U R N A L ashrae.org JAN UARY 2015

TECHNICAL FEATURE

FIGURE 1 
Steps in the Best Practices Guide performance measurement process as

they relate to those in the existing building commissioning process

Building Performance
Measurement
1. Develop Performance
Measurement Plan

TABLE 1 
Basic evaluation best practice procedure.

Collect
Basic Data

Existing Building
Commissioning
Planning and Assessment
Phases

Evaluate
Energy and
Water Use
and Cost

Complete the Basic Evaluation Performance Measurement Plan

Complete the Building Characteristics Form

Collect Utility Use and Cost Data Monthly

Collect Maintenance Management Summary Complaint Logs

5 Conduct a Facility Walk Through and Complete the Walk-Through

Checklists for Energy and Water Use and Cost
6

Compare Utility Use Data and Costs to Past Use Data and Costs
Using the Energy and Water Spreadsheet Tools

Compare Energy and Water Utility use Data for Typical Facility
Baselines

2. Collect Building Data

Investigation Phase

3. Conduct Performance
Observation, Measurement
and Analysis

Investigation Phase

8 Analyze Data and Walk-Through Discoveries to Determine Needed

Corrections

4. Conduct Performance
Comparison (Benchmarking)

Investigation Phase

5. Take Corrective Actions

Implementation Phase

Conduct 10 Conduct an Occupant Satisfaction Survey Using the CBE Online

IEQ
Survey or Equivalent
Analysis
11 Review Survey Analysis, Compare Present Results to Past Results

6. Re-Measure Performance

Implementation Phase

7. Compare New Performance to

Past Performance

Implementation Phase

8. Report Results

Hand-Off Phase

Ongoing Commissioning Repeat Steps 2-8

the performance objectives of each level, which are

described later in this article. Energy, water, and IEQ
(thermal comfort, IAQ, lighting, acoustics) measures are
addressed to assure that energy efficiency measures do
not degrade building services.

Performance Measurement Process and EBCx

The performance measurement process for each level
encompasses a seven-step procedure:
1. Collect building characteristics.
2. Conduct performance observation, measurement,
and analysis.
3. Conduct performance comparison (benchmarking).
4. Identify issues needing correction and take corrective actions.
5. Re-measure performance.
6. Compare new performance to past performance.
7. Report results.

Make Corrections

12

Conduct Facility Walk Through and Complete the Walk-Through

Checklist

13

Make Obvious Corrections (Facility Improvement Measures)

14

If any Issue Requires Measurements or Additional Analysis,

Conduct the Procedures at the Diagnostic Measurement and/or
the Advanced Analysis Level

Report 15

Report Results to Managers, Operators, Service Providers and

Occupants

The EBCx process, which provides the structure for

evaluating and improving building performance, also
provides the measurement basis for continuous performance improvement. This process consists of six phases:
planning, assessment, investigation, implementation,
hand-off from commissioning to standard O&M practice
and ongoing commissioning, as shown in Figure 1. Each
of the seven steps in the procedure corresponds to one
or more of these six EBCx phases, providing insight into
the importance and integration of measurement in the
commissioning process.
An additional feature of Best Practices is a set of notes
To the Commissioning Team that are interspersed
throughout the guide to provide targeted commissioning guidance. (See To the Commissioning Team, Page 68.)

Basic Evaluation
At this initial level, observational tasks, including utility
bill analysis, building walkthroughs and occupant surveys, are conducted without the use of physical measurements; professional assistance is generally not needed
(Table 1). Checklists and recommended corrective actions
in Appendix A of the guide provide a highly useful tool.
JAN UARY 2015 ashrae.org A S H R A E J O U R N A L

67

TECHNICAL FEATURE

Energy
For energy, the goal is to reduce energy consumption
and cost through the elimination of wasted energy and
the improvement of system and equipment operation.
Measurement focuses on whole-building, monthly energy
bill use and cost analysis, determination of annual Energy
Use and Energy Cost Indices, and a facility walkthrough
inspection (ASHRAE Level I energy audit6) to identify
low- or no-cost improvements. Benchmarking is against
historical energy use and/or ENERGY STAR Portfolio
Manager7 or European databases.
Advice provided for commissioning during energy
analysis and benchmarking is illustrated in the sidebar
To the Commissioning Team.

To the Commissioning Team

During the Investigation phase of the existing building commissioning process, the commissioning team
should conduct the annual energy utility bill analysis,
and comparison to appropriate benchmarks, as discussed in the Basic Evaluation section. If the energy
evaluation of the first occupied year is conducted as part
of the new building commissioning process, this will
serve to verify indirectly the seasonal testing and adjustment of the buildings systems and assemblies during
the peak heating and cooling seasons. This evaluation
provides additional tools for use during Implementation, Hand Off, and Ongoing commissioning phases.

Water
At this level, water performance is improved by
eliminating leaks or wasted usage and by reducing the
water use of plumbing fixtures and landscaping. Utility
water meters verify whole-building, monthly and
annual water use and cost. Benchmarking is against
historical water use and/or peer buildings based on
U.S. Federal Energy Management Program or European
indices.

IEQ
Basic Evaluation provides a non-specialist with
advice and tools for determining whether perceived
IEQ is adequate or whether deficiencies can be corrected without physical measurements. Evaluation
includes occupant surveys, review of maintenance

logs, and field observations. Survey tools focus on

questions that facilitate diagnosis of sources of dissatisfaction. This is illustrated in Figure 2, which shows
an example of Center for the Built Environment8
survey results for IAQ that was done for the ASHRAE
HQ building for the years of 2005 (pre-renovation),
and post-renovation years 2010 and 2013. While a
healthful IAQ is not assured, note that perceived
IAQ improves dramatically with the renovation, but
declines somewhat from 2010 to 2013. Therefore,
these protocols illustrate the importance of ongoing
tracking of IEQ parameters.
The seven-step process described earlier is applied to
each IEQ category. The IEQ evaluation should focus on
inspections in the following areas:

FIGURE 2 
IAQ survey results for the question How satisfied are you with the air quality in your workspace (i.e., stuffy/stale air, cleanliness, odors)? FIGURE 2A 2005 (prerenovation) vs. FIGURE 2B 2010 (post-renovation) and FIGURE 2C 2013 (post-renovation).

Mean 0.65

50%
40%

40%

30%

30%

22% 22%

20%

12%

10%

18%

15%

N=82
2005

68

10%

3 2 1 0 1 2 3
56% 18% 26%
Very Dissatisfied Neutral

Very Satisfied

15% 15%

N=73
2010

A S H R A E J O U R N A L ashrae.org JAN UARY 2015

0%

3%

Very Satisfied

34%

20%

0%

3 2 1 0 1 2 3
8% 15% 77%

30%

10%

5%

Very Dissatisfied Neutral

Mean 1.23

50%
40%

26%

10%
0%

36%

20%
1%

0%

Mean 1.53

50%

N=61
2013

16% 15%
3%

5%

21%

5%

3 2 1 0 1 2 3
13% 16% 70%
Very Dissatisfied Neutral Very Satisfied

TECHNICAL FEATURE

Fenestration (cold or hot surfaces, drafts)

Space configuration and furnishings (location near windows or
supply registers)
HVAC systems

IAQ
Ventilation
Moisture management
HVAC systems
Building envelope/pressurization
Dirt or Contamination

Lighting/Daylighting

Quantity/quality of light
Glare
Controls
Lamps and ballasts
Maintenance

Acoustics

Background noise
Noise intrusion
Acoustic privacy
Speech communication

Diagnostic Measurement
The checklist in Appendix A of
Best Practices is a useful for all measure categories at the Diagnostic
Measurement level.
Energy measurements include
submetering of major end uses,
along with the equivalent of an
ASHRAE Level II energy audit.6 The
audit uses physical measurement,
augmented by calculations, by a
person experienced in energy use
and cost analysis. An example is the
use of infrared thermography to
determine steam trap performance
during a Level II audit. Figure 3 shows
a thermal image that indicates the
primary steam trap is functioning

properly, with high pressure steam

at about 340F (171C) reduced to
liquid water downstream at about
200F (93C).
During Diagnostic Measurement,
data is analyzed over shorter
time intervals, typically monthly,
weekly, or daily, and is normalized
for weather and/or occupancy. An
example of weather normalization
is shown in Figure 4, where daily
average electric use is correlated
with cooling degree days. Energy
efficiency measures having a simple
payback of three to five years are
identified.
Water measurement at this level
uses the same procedures as in Basic
Evaluation (utility data) but adds
weather and occupancy normalization. Submeter readings identify
non-potable water use and areas
for performance improvement.
Landscape water use is separately
accounted for and normalized per
landscape area, facilitating reduction of landscape water flows and
times of application.
For thermal comfort, occupant
survey results are examined and
physical measurements are taken
to diagnose the causes and extent
of problems identified during Basic

FIGURE 3 
Infrared thermographic image of a steam

trap in an office building in New York

City.9

Evaluation. Observation of occupant

actions, e.g., permanently lowered
window shades, establishes the basis
of identified issues. This may be
followed by spot measurements of
functional flaws, e.g., excessive thermal gradients. These measurements
are taken with hand-held or tripodmounted instruments, and data is
benchmarked against comfort criteria in ASHRAE Standard 55-2013.10
For IAQ, data is gathered to
identify the location and cause of
problems where they have been
identified by occupant surveys or
complaints. If IAQ problems are
confirmed but cannot be remedied
by simple measures, the Advanced

FIGURE 4 
Daily average electricity use vs. daily cooling degree-days, pre- and post-retrofit.

Daily Electricity Use (kWh/Day) (In Thousands)

Thermal Comfort

10
9
8
7
6
5
4
3
2

Base Year
Post Retrofit Y1
Post Retrofit Y2

Linear (Base Year)

Linear (Post Retrofit Y1)
Linear (Post Retrofit Y2)

0 5 10 15 20 25 30 35 40
CDD/Day
JAN UARY 2015 ashrae.org A S H R A E J O U R N A L

69

TECHNICAL FEATURE

Analysis phase is recommended. If there are no perceived problems, the building should be benchmarked
against the ventilation criteria in ASHRAE Standard
62.1-2013.11 Outside air rates should be measured for
each ventilation system and room humidity measured in
representative spaces. Filter pressure drop is measured
and filters are changed as necessary.
For lighting/daylighting, more detailed building
space data are gathered, a lighting audit is conducted,
and illuminance measurements are made. These
activities can be conducted by properly trained, inhouse personnel or may require the use of an outside
professional. Spaces are identified that need pointby-point illuminance measurements. The results are
compared against lighting recommendations in the IES
Handbook.12
For acoustics measurements are taken to diagnose the extent of dissatisfaction identified in Basic
Evaluation. If building personnel are not skilled in
sound level measurements they should proceed to
the Advanced Analysis level. Dissatisfaction related
to background and intruding noise typically requires
measurements of A-weighted, equivalent sound pressure levels. If speech intelligibility is an issue, measuring room reverberation time is best conducted by a
skilled professional.

Advanced Analysis
At this level the services of a professional, with expertise specific to the measure category under consideration, is necessary.
Here, the energy performance evaluation focuses
on selected systems and equipment at higher levels of
granularity (i.e., hourly or 15 minute interval data),
using an energy analysis consultant, to determine the
location and cause of energy inefficiency. Detailed
interval data (operating temperatures and setpoints,
airflows, equipment status, valve and/or damper positions, etc.) is collected, typically using the EMCS/BAS,
and is compared to self-reference benchmarks that
indicate how the systems and equipment should be
operating.
An Advanced Analysis water assessment involves
detailed water use readings and advanced usage
analysis. Submeters improve the granularity of the
readings by measuring and normalizing items such as
HVAC and process water uses, subdivided landscape
70

A S H R A E J O U R N A L ashrae.org JAN UARY 2015

Figure 5Extended thermostat dead band zones providing thermal comfort.

(Courtesy of UC Berkeley Center for the Built Environment)
Conventional
Adaptive
PECS

Dead Band
Radiant

Free Running

Ceiling Fans

Personal Environmental Control Systems

61F 64F 68F 71F 75F 79F 82.4F 86F

areas, and recycled and/or harvested rainwater. Data

for leak rates and plumbing fixture water use are
analyzed and recommendations for improvement are
made.
To optimize thermal comfort performance one should
investigate all thermal elements in the indoor environment, as well as the occupant behavioral responses.
Strategies of adaptive control (adjusting temperature
dead band setpoints, reducing minimum supply air
volumes, controlling direct sunlight, and controlling
humidity independently of supply air temperature) and
providing local thermal comfort control options should
be addressed (Figure 5).
If IAQ evaluations indicate that further study is
needed, or if mold or non-obvious sources of odors
are identified, the Advanced Analysis IAQ methods
should be implemented with the help of an industrial
hygienist. Potential Contaminants of Concern (CofC)
are diagnosed and remediated by an IAQ specialist, as
needed.
Lighting/daylighting activities require the services
of a professional with lighting/daylighting expertise.
Measurement tasks include review of the walk-through
checklist (Appendix C of the Guide), surveying building occupants for lighting/daylighting satisfaction,
and development of an improvement plan. The review
should include the types of illuminance and luminance
instruments that are to be used.
Advanced Analysis for acoustics is required where
remediation is necessary but beyond the scope of the
building personnel. If the source of occupant dissatisfaction cannot be resolved then an acoustical consultant should be hired. The first tasks should be to review
the findings of the occupant survey and to conduct
a precise assessment of the background noise and
reverberation time in rooms where there is acoustic
annoyance.

TECHNICAL FEATURE

Conclusions
ASHRAEs Performance Measurement Protocols for
Commercial Building: Best Practices Guide is a useful how-to
guide that provides detailed, systematic and practical procedures for implementing the protocols, in the
context of existing building commissioning. The procedures presented here give continuing guidance for the
reduction of operating costs and improvement in IEQ
throughout the life of the building.

Acknowledgments
The authors gratefully acknowledge the financial support of the U.S.
National Institute of Standards and Technology under NIST Grant
Award # 60NANB10D279 for the development of the commissioning
criteria in the Best Practices Guide.

References
1. ASHRAE. 2010. Performance Measurement Protocols for Commercial
Buildings.
2. Hunn, B., et al. 2012. Measuring Commercial Building
Performance: Protocols for Energy, Water, and Indoor Environmental
Quality. ASHRAE Journal 54(7):4859.

Advertisement formerly in this space.

3. Kim, H., J. Haberl. 2012. Field Test of the New ASHRAE/CIBSE/

USGBC Performance Measurement Protocols for Commercial
Buildings: Basic Level. ASHRAE Conference Paper CH-12-C017.
4. Kim, H., J. Haberl. 2012. Field Test of the New ASHRAE/CIBSE/
USGBC Performance Measurement Protocols for Commercial
Buildings: Part I, Intermediate and Advanced Level Indoor
Environmental Quality Protocols. ASHRAE Conference Paper
SA-12-C008.
5. ASHRAE. 2012. Performance Measurement Protocols for Commercial
Buildings: Best Practices Guide.
6. ASHRAE. 2011. Procedures for Commercial Building Energy Audits,
Second Edition.
7. EPA. 2010. EPAs ENERGY STAR Portfolio Manager. http://tinyurl.
com/n5zewtb.
8. CBE. 2008. Occupant Indoor Environment Quality (IEQ) Survey.
Berkeley, Calif.: Center for the Built Environment. http://tinyurl.
com/kf5chgh.
9. Conrad Engineers. 2014. Personal communication from Ernest
Conrad. January 13.
10. ANSI/ASHRAE Standard 55-2013, Thermal Environmental Conditions
for Human Occupancy.
11. ANSI/ASHRAE Standard 62.1-2013, Ventilation for Acceptable Indoor
Air Quality.
12. IES. 2011. The Lighting Handbook, 10th ed. New York: Illuminating
Engineering Society of North America.

Advertisement formerly in this space.

JAN UARY 2015 ashrae.org A S H R A E J O U R N A L

71