ASHRAE Will Give You the World

1. TEACH ASHRAE Will Give You the World Give Back to ASHRAE NETWORK LEARN GROW SHARE This ASHRAE Distinguished Lecturer is brought to you by the Society Chapter Technology Transfer Committee

2. Complete the Distinguished Lecturer Event Summary Critique Forms are available at: www.ashrae.org/distinguishedlecturers • CTTC needs your feedback to continue to improve the DL Program • Distribute the DL Evaluation Form to all attendees • Collect at the end of the meeting • Compile the attendee rating on the Event Summary Critique • Send the completed Event Summary Critique to your CTTC RVC and ASHRAE Headquarters

3. VOLUNTEER! ASHRAE Members who attend their monthly chapter meetings become leaders and bring information and technology back to their job. Find your Place in ASHRAE! Visit www.ashrae.org Become A Future Leader in ASHRAE – Write the Next Chapter In Your Career You are needed for: • Membership Promotion • Research Promotion • Student Activities • Grassroots Gov’t Affairs Committee • Chapter Technology Transfer Technical Committees

4. Tips, Tricks & Techniques of Commissioning Presented by T. David Underwood, P.Eng., FASHRAE For London Chapter Date: February 24, 2014

5. How to Approach Commissioning ? • Tips • Start as early as possible in the building process • Consider using integrated building design • Tricks • Commissioner is project facilitator • A human resources management expert • Techniques • Follow ASHRAE Guideline O & Guideline 1.1

6. WHAT IS COMMISSIONING? • ASHRAE definition: • A quality-focused process for enhancing the delivery of a project • Verification & documentation that all systems and assemblies are planned, designed and installed, tested and operated and maintained according to the Owner’s Project Requirements • Simplified definition: • Transfer of designers knowledge to the operators’ hands

7. Why commission a project? • To assure: • Owner’s Project Requirements (OPR) are met • Project constructability • Education and training of operators

8. What is the outcome of commissioning? • Commissioning ties together: • Owner • Designer • Constructor • Operator and maintenance staff

9. Who is the appropriate commissioning authority? Depends on size, type and complexity of a project • May require a certified Commissioning Process Manager (CPMP) • ASHRAE certification • Other related professional qualifications • Commissioning only one or two systems requires a specific Commissioning authority

10. What are essential documents for getting started? • Owners Project Requirements (OPR) • Basis of Design (BOD) • Issues Log and Commissioning Process Report • Systems Manual

11. What is the value for owners? Thorough and comprehensive start-up instructions for all project participants Detailed operation and maintenance information that is project specific i.e. systems approach Seasonal performance checks Reduction of call back/warranty problems

12. What should an owner do? Use commissioning authority expertise to assist in: Developing a comprehensive OWNER’S PROJECT REQUIREMENTS (OPR) for all systems to be commissioned

13. What OPR details to consider? • Anticipated building uses • Appropriate design standards • Proposal procedure, e.g. • Design bid build • Integrated design • Design-build • Operator skill level

14. What causes OPR details to be adjusted? OPR is a living document to be adjusted by Owner during life of project based on the following: • Facility objectives • Environmental and efficiency goals • Indoor Environmental Quality Requirements (IEQ) • Commissioning process and scope • System and equipment access • Systems Manual requirements

15. What does CxA bring to the owner for developing OPR? Knowledge regarding systems development Extensive construction experience Information on skill level required of operations staff

16. What affects OPR Details? Applicable codes and standards relevant to the project Project schedules Specific project requirements Training for operations personnel & tenants

17. How does the owner get started on a Commissioning Plan? Consider commissioning prior to engaging design professionals Develop the Commissioning plan (Cx), initially by the Owner (with help) Identify what systems and assemblies are to be commissioned Define performance and acceptance criteria

18. What is documented in the Commissioning Plan? Roles and responsibilities of the CxA Commissioning process and schedule Project design Verification procedures How to address OPR deviations

19. What is the Basis of Design (BOD) document? Details of design procedures & processes to meet the OPR Details of design issues that deviate from the original OPR Owner’s approval of design

20. What are the critical elements of the BOD? Defines milestones of BOD submittals Describes in detail the design approach to meet OPR Provides details for review as the design evolves Coordinates technical & code requirements Logs all design changes affecting the OPR UNDER NO CIRCUMSTANCES DOES THE COMMISIONING AUTHORITY (Cx) MAKE DESIGN CHANGES

21. Who verifies that BOD meets OPR? Cx authority assesses BOD compliance to OPR throughout various design stages Owner accepts or not OPR changes during design process Owner approves the CxA review report and the design team’s response before start of construction

22. What does CxA include in submittal review? • Date of review • Specification reference • Contract drawing reference • Summary of equipment/systems not in compliance with OPR • Compliance with the OPR DOES NOT REPLACE ENGINEER’s DESIGN REVIEW OF EQUIPMENT COMPLIANCE WITH CONTRACT DOCUMENTS

23. What does the CxA do during Construction? Uses skills to sell the Cx particularly if it has not been used before Participates with project manager or general contractor in developing compatible job scheduling May assist in developing project specific verification documents with relevant parties May produce interference sketches to avoid trade conflicts

24. What does CxA observe & test? • Job specific protocols for systems and assemblies including long term data collected • Test reports • Failed tests are repeated as per Cx plan

25. How are test protocols reported? A summary of test reports are presented to the Owner All verification reports are included in the final commissioning process report

26. How are Issues & Resolutions documents prepared? • CxA and Cx team develop a project specific form • Issues and unresolved issues are noted • All issues shall have supporting documentation indicating parties responsible for resolution • Owner reviews and accepts the Issues & Resolution report (included in the Cx process report)

27. What is the value in developing an Issues & Resolutions report? Helps CxA keep track of construction difficulties Gives contractor a road map to reducing final “punch list” developed by the design team Reduced “punch list” results in earlier Substantial Completion and Final Project Payment Reduces call back and warranty issues for contractors

28. What is the Value of a Systems Manual? Project specific documentation of: • how all commissioned systems operate • how to appropriately maintain them After the OPR, systems manual is probably the most valuable document prepared under the commissioning process.

29. What are objectives of Systems Manual? Provide necessary information to the facility operating staff to understand how to operate the building Assemble all building design, construction and testing results in one document Provide document source to be used in training materials Provide information for performance improvement during on going commissioning

30. How is Systems Manual formatted? • Use the following presentation formats • Written documents • Electronic presentation • Cloud storage • Organize manual by commissioned system

31. What is in the Systems Manual? Section 1 - Executive Summary Section 2 - Facility Design and Construction Section 3 - Building System & Assembly Information Section 4 - Facility Operations Section 5 - Training Section 6 - Commissioning Process Report Details for these sections may be found in the Guideline documents

32. What is in the section for training operation and maintenance personnel? • Learning objectives • Instructor’s qualifications for Owner’s approval • Training materials • Methods to be employed • Training location, duration of training & total hours • Reports & records

33. How does one train operation and maintenance personnel? Use principles of adult learning Develop a lesson plan Provide the Systems Manual as a basic tool for developing the plan Record the lesson procedures including lecture and hands on activity for future reference Schedule refresher courses

34. What occurs post occupancy? Beginning at substantial completion, CxA: • Conducts seasonal performance activities, with responsible parties • Assures on going training for operations and maintenance personnel • Observes warranty actions directed by the GC

35. What occurs at the end of the post occupancy period? • CxA submits all documents to the Owner: • OPR • BOD • Issues log • Commissioning process report • Systems manual

36. Who benefits from the commissioning process? Owner – has a project which meets the OPR Designer – has detailed instructions to develop a project BOD Constructor – has coordination assistance, lines of communication, earlier completion and reduced warranty costs Operation & Maintenance Personnel- haveclear instructions regarding building operation

37. What is new in the commissioning process? • Building Performance Alliance (BPA) • 14 organizations working together for cooperative commissioning definitions and processes • Developed a Commissioning Roadmap • 6 papers describing the roadmap • Guideline 0-2013 is now available

38. Questions??