Design Intent Phase

1. Sachs Consulting • Design Intent Phase • Determine what the design intent is and how the building is to operate when it is complete. • Develop a narrative describing what type of system it will be: SWUD, plant with ahu's, steam heat or electric heat, humidification, economizer capabilities, etc. • Document the indoor outdoor conditions expected to perform. • Document any redundancy needed: one cell or two at the tower, one fill valve or two, one level controller or two, one or two basin heaters, etc. • Determine use of and what equipment is needed on VSD’s.

2. Sachs Consulting • Design Intent Phase • At this point we should include the details of outside air requirements, exhaust requirements and filtration requirements. • We should also determine what is expected of the control system capabilities: Will we have to sub-meter tenant electrical usage? Will we control lighting? What are the needed capabilities of the work station? • We should quantify the amount of zoning per floor and the override zones needed.

3. Sachs Consulting • Design Phase • Determine where the starters are to be installed, indoor or out and what type of HOA is needed. • If there is smoke control, who is responsible for what. • We should discuss the subject of accessibility and to what extent there will be use of gyp board ceilings. • Discuss the mechanical room minimum free wall space for supply and return needs as well as the bathroom arrangement for plumbing and exhaust risers. • Discuss lighting limitations and clearance below duct; especially High Hats and lights in the hallways directly outside the mechanical room. • Review whether there are adequate testing ports installed in the piping. • Verify that all items in the Design Intent Documents are in the Drawings and Specifications.

4. Sachs Consulting • Construction Phase • Copy and distribute the Design Intent to all parties involved: Owners Rep and Maintenance Engineer Mechanical Design firm team, Engineers Mechanical Contractor, Project manager, Field foreman, start up personnel, Control Subcontractor project manager, field foreman, programmer and start up person. Electrical Design firm team, Engineers. Electrical Contractor, project manager, field foreman. Architectural Design firm. General Contractor, Project manager, Field Superintendent

5. Sachs Consulting • Construction Phase • The next step is to develop an equipment list and build check list forms for each piece of equipment. • During the construction phase we will be making frequent visits to the job site to monitor progress and uncover any potential problems evolving and looking out for problems not foreseen. As problems are discovered notify the distribution list. Continue to pursue coordination of these until a resolution is completed.

6. Sachs Consulting • Construction Phase • Common items I will be looking out for: • Are the starters the correct type? Is the HOA correct? • Are the electrical services for starters being roughed in the slab for the correct locations? • Is the power feed for freeze protection and heat tape properly coordinated? • Is the hardware and wiring for the cooling tower fill valves and chemical treatment systems proceeding on time and do all parties involved understand and agree on their portion of responsibility? • Are all fire and smoke dampers accessible?

7. Sachs Consulting • Construction Phase • Are they correctly oriented so access to links and drive motors can be accomplished from the side opposite the gyp board ceiling? • Are there any obvious areas where clearance is going to be a problem between duct work and lighting or duct work and sprinkler piping? • Are there any Terminal units that have their control panel’s access restricted either by walls, duct, pipe, conduit, hangers, etc. • Are there any electrical issues developing such as roughing in a different number of conductors in the conduit than the equipment requires? Example: 460vac/3@/3 conductor--460vac/3@/4 conductor.

8. Sachs Consulting • Pre Start Check out • Develop a schedule determining when all trades are to be finished with their start up responsibilities, including dates and times. This schedule also defines start up milestones as well as commissioning check out dates. Example: There may be high profile areas where fine woodwork must begin prior to main system start up. • Distribute the equipment forms to the contractors and have them begin checkout procedures verifying and returning forms as they are complete. • Sachs Consulting performs its check out of clearances, voltages, drain piping, filter installation, life safety interlock completion , etc.

9. Sachs Consulting • Functional Performance Testing • In this phase we perform tests on all parts of the system to verify that the system acts and reacts exactly as the design specifies. This phase requires the combined cooperation and efforts of the control contractor, the mechanical contractor, the electrical contractor and Sachs Consulting. Sequence of operation tests are executed and the results are documented. • Failure performance tests are done to verify how the system reacts in the event of a particular components failure. • If the system does not react as specified corrections will be made by those responsible and the test performed again.

10. Sachs Consulting • Functional Performance Testing • At this stage most corrections are of a minor nature and can be performed by one of the participating personnel. Changes are usually made immediately and testing resumes. The following are examples of the differences in testing procedures between a typical industry standard contractor start up and check out and an effective and thorough Commissioning Program.

11. Sachs Consulting • What they check. What Sachs Consulting Checks. • Example no. 1 • Does no.1 condenser water pump start when requested. • If no. 1 pump fails to start when requested , does it produce an alarm to notify the operator. • If cond. water pump no. 1 is in the lag position, does it start promptly in the event no. 2 pump fails. • Does no.1 condenser water pump show a change in status when it starts. • Does no.1 cond. water pump show status change when it shuts off. Are they correct. • Does no. 1 cond. water pump change its lead lag status on its predetermined schedule. • Is the lead lag schedule correct for the owners needs.

12. Sachs Consulting • Example no. 2 • Does the outside air temperature sensor report. • Is outside air sensor on the north side of structure and in the shade at all times. • Can it be affected by anything like, penthouse exhaust fan air stream, building or elevator relief louvers, bathroom exhaust fans, etc. • Is it calibrated. • Does the computer screen match my field measurement.

13. Sachs Consulting • Documentation and Training • A complete draft of events, readings and system settings from the functional performance testing phase will be distributed. These settings and final parameters can be utilized in the future as diagnostic tools for system trouble or the default, too which one can reset the entire system. • At this point the contractors will perform necessary training for operations personnel. Sachs Consulting will participate to be sure all necessary items are covered. A formal list of all things necessary for the proper operation and maintenance of the building will be created and agreed upon by all involved. Owner operators are encouraged to request any items they feel are important to the proper operation and maintenance of the facility.