U.S. Green Building Council Cascadia Chapter

1. U.S. Green Building CouncilCascadia Chapter Presentation on Commissioning Craig Hawkins, CHDS Commissioning and Engineering Todd McGuire, Engineering Economics, Inc. Bryan Welsh, Keithly Welsh Associates, Inc.

2. Outline • Introduction to Commissioning - Bryan • LEED Commissioning - Craig • Case Studies - Todd

3. Company Profile • Established in 1996, Exclusively Commissioning Services • Unique focus on the owner’s perspective. • Team with extensive facilities engineering, construction, maintenance and commissioning experience. • Over 100 commissioning projects of various sizes and types around the world including LEED and CHPS projects • Founding and active member of Building Commissioning Association • Member USGBC

4. Why Commissioning?

5. Design Related Issues

6. I’ll take what’s Behind Door #1…

7. At least they won’t mess with the thermostat….

8. No problem, let me get my saw…..

9. Look, someone has a fire alarm pull station for sale on the bulleting board….

10. I guess we’ll assign old “Slim” to service that unit. 6”

11. Oh Shucks!

12. Construction Issues

13. Dirt & Construction Debris

14. Equipment Without Lubrication

15. Missing Insulation Above Ceiling

16. Maintenance Access Prevented

17. Filter Access Problems

18. Actuators Missing or Fallen Off

19. Improper Condensate Drains

20. The Code Official Fallacy • 290K Sq. Ft. Facility • 162 Smoke and Fire/Smoke Dampers • 103 of them had problems • Fire sprinkler system had problems • System had been accepted by the Authority Having Jurisdiction (Fire Marshall)

21. Control System Problems

22. Full Scope Commissioning O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan Coordination Review Submittals Site Observations Start-ups Pre-Functional Checks Coordination Review Submittals Site Observations Start-ups Pre-Functional Checks Verify Install Functional Test TAB Verification Verify Install Functional Test TAB Verification The Commissioning Continuum Post Occupancy Post Construction Design Construction

23. Design Intent • Speaks in terms of the Owner’s needs and desires • Contains the Basis of Design, which speaks more to numbers and design conditions • Quantifiable goals are important • Required by LEED • Responsibility of the design team and Owner, reviewed by Commissioning Consultant • Critical to the program and commissioning, yet often not fully developed

24. Commissioning Specifications • Outlines scope of commissioning • Roles and responsibilities • Methodology • Should be provided by Commissioning Consultant • Relates to Design Intent • Required by LEED

25. Monitoring and Verification • M&V for extra LEED point • Can integrate with many of the building control systems • Should be included in commissioning plan

26. Offices Classrooms Correctional Lab Classrooms Hospitals Research $0.50/ ft. sq. $1.50+ / ft. sq. Cost of Cx Services • Oregon Office of Energy: • $0.40 to $0.80 per square foot • USGBC LEED: • 0.5 – 1.5% of total construction cost for whole-building commissioning • 1.5 – 2.5% of mechanical contract for mechanical only • 1.0 – 1.5% of electrical contract for electrical only • PECI: • 2.5% of the mechanical contract • 1.5% of the electrical contract

27. Involved in Planning, Value Engineer, Constructability Review, Site Observations, Verification, Testing, Training and Project Closeout on a limited group of systems. The Works Verification and Testing on a few systems. Verification and Testing on a wide range of systems. Cost of CX Services Depth – Scope and Extent of Services Cost Breadth – Extent of Systems to be Commissioned

28. Cx Lessons Learned • Get the commissioning consultant on-board early. • Inform the design team early that LEED is a goal and what the score card will look like. • The Owner needs a clear idea of the scope of commissioning work, desired and required, in terms of, depth, breadth and cost. • Put an emphasis on the Design Intent early. • Develop at least a rough M&V plan early. Early Involvement

29. The USGBC’s Green Building Rating SystemL E E DTMLEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN Requirements for Commissioning to achieve a LEED Rating Craig A. Hawkins

30. Craig A. Hawkins, President, CHDS Commissioning & Engineering, Auburn, WA Over 25 Years of Building Mechanical Systems experience, including: Manufacturing Engineering, 3 years Design-Build Contracting, 8 years Consulting Engineering, 14 years Specializing in Whole Building Commissioning since 1993 Founding Member of the Building Commissioning Association (BCA) Current Member of BCA’s Board of Directors Co-Authored BCA’s “Essential Attributes of Building Commissioning” Presenter

31. LEED Prerequisite (1 of 7): Fundamental Building Systems Commissioning

32. Fundamental Building Systems Commissioning Implement ALL of the following six fundamental best practice commissioning procedures: • Engage a Commissioning Authority • Develop design intent and basis of design documentation • Include commissioning requirements in the construction documents • Develop and utilize a Commissioning Plan • Verify installation, functional performance, training and documentation • Complete a Commissioning Plan

33. #1 “Engage a Commissioning Authority” The project shall have a Commissioning Authority (CxA) designated as early as possible. The CxA should be an objective advocate of the Owner, independent from the design team, and should possess the following qualities: • Qualified, professional firm regularly engaged in the performance of Building Commissioning • Experienced with providing: • Managerial and organizational leadership • Excellent communication skills • Technical aspects of the particular projects systems, components, and elements • Construction management • Hands-on field experience with: • Start-up Procedures • Testing • Troubleshooting • Operation & Maintenance • Active member in related professional organization, such as the BCA

34. #2 “Collect and review design intent and basis of design documentation” For all commissioned elements as well as those that significantly interact with commissioned elements: • Identify the primary design assumptions in the basis of design • Occupancy • Space and process requirements • Codes, policies, standards • Load and climatic assumptions • Document the design intent that was considered to be important in the development of the design • Ideas • Concepts • Criteria • Review the design concepts narrative describing how the designer is planning to meet the design intent, using the basis of design information

35. #3 “Include commissioning requirements in the construction documents” • Drawings: Include on cover sheet for each effected discipline: • Cx Agents Name and contact information • List of systems/equipment to be commissioned • Reference Cx Plan and Cx Specification Section • Specifications: Include a specific Commissioning Section (CSI: Section 01810) including: • Scope of Commissioning • List of systems/equipment to be commissioned • Detailed requirements for: • Submittal Review • Construction Phase Observations • Start-Up and TAB • O & M Documentation • Owner Training • Warranty Period Activities • Scope, Rigor and Schedule of all Functional Performance Testing

36. #4 “Develop and utilize a Commissioning Plan” A comprehensive document detailing all aspects of the commissioning effort for the project: • Overview of the commissioning process • Roles and responsibilities of each team member involved with commissioning • Management and communications between all involved with commissioning • Procedures for: • Submittal review • Construction Phase Observations • Pre-FPT and FPT Procedures with associated FPT Checklists • O & M Review • Owner Training • Warranty Period Activities • Reporting Forms • Schedule of all commissioning events The Cx Plan is written and maintained by the Commissioning Agent, ideally completed and published prior to the bid period. At a minimum, publish prior to installation of any commissioned element

37. #5 “Verify installation, functional performance, training and documentation” • Installation • Construction observations to ensure proper installation in compliance with Design Documents, Cx Plan, Mfg.'s installation instructions, and to ensure that other building systems and components are not compromising the efficacy of the element • Functional Performance • FPT’s to ensure that commissioned element performs as intended under all sequences of operation (start-up, shutdown, reset, occupied, unoccupied, manual, automatic, modulation range, power failure, alarms, staging, redundant, interlock with other systems, sensor calibration, etc) • Appropriate sampling on numerous like units • Seasonally deferred testing (cooling system in summer, heating system in winter) • Owner Training • Documented verification that training by qualified individuals was provided to the project’s operational staff for a sufficient duration to ensure that the staff has all the information needed to optimally operate, maintain and replace all the commissioned elements • O&M Documentation • Documented verification that the O&M materials for each commissioned element have been provided to the operational staff complete and clearly are accessible

38. #6 “Complete a Commissioning Report” Final report by the Cx Agent to the Owner at the end of all FPT’s, except any seasonal deferred testing, including: • List of all commissioned elements: • Disposition of element (FPT results) • Design intent • Product specification • Installation data • O&M documentation • Owner training documentation • List of all outstanding commissioning issues (such as any deferred testing) • All outstanding environmentally responsive feature deficiencies corrected and noted • All completed FPT’s and associated FPT Checklists

39. Energy & AtmosphereCredit 3: Additional Commissioning

40. Additional Commissioning In addition to the Fundamental Building Commissioning prerequisite, implement ALL of the following five additional commissioning tasks: • Conduct a focused review of the design prior to the construction documents phase • Conduct a focused review of the construction documents when close to completion • Conduct a selective review of contractor submittals of commissioned equipment • (Note: The three items listed above must be performed by someone other than the project’s designer) • Develop a system and energy management manual • Have a contract in place for near-warranty end or post occupancy review

41. #1 “Conduct a focused review of the design prior to the construction documents phase” A qualified party(other than the design team)shall review the design prior to the release of the construction phase documents to ensure that: • Each commissioned element meets the design intent relative to: • Functionality • Energy Performance • Maintainability • Sustainability • System costs • IAQ issues • Local environmental impacts

42. #2 “Conduct a focused review of the construction documents when close to completion” A qualified party(other than the design team)shall review the construction phase documents prior to release to ensure that: • Commissioning is adequately specified • Each commissioned element can be commissioned • Each commissioned element meets the design intent relative to: • Functionality • Energy Performance • Maintainability • Sustainability • System costs • IAQ issues • Local environmental impacts

43. #3 “Conduct a selective review of contractor submittals of commissioned equipment” A qualified party(other than the design team)shall review the commissioned elements submittals for compliance with the commissioning requirements, including: • Design intent • Environmentally responsive characteristics • Maintainability

44. #4 “Develop a System and Energy Management Manual” A comprehensive document(in addition to the O&M’s)delivered to the Owner along with the Final Cx Report, which includes: • Description of each commissioned element including: • Final design intent • System narrative • Sequence of operation • Seasonal & normal start-up, shutdown and restart procedures • Control drawings • Description and rationale for energy savings features including: • Operating Instructions • Caveats about functions • Maintenance relative to energy use • Recommendations and methodology for whole-building energy accounting (as applicable) including: • Guidelines for establishing and tracking benchmarks for whole-building energy use • Guidelines for establishing and tracking benchmarks for primary plant equipment efficiencies • Schedule and procedures for continuous and/or re-commissioning of elements • Specific recommendations regarding seasonal operational issues • A list of all user adjustable setpoints that includes: • Discussion regarding the purpose of each setpoint • Range of reasonable adjustments with energy implications • Frequency schedule for review of setpoints • Reset schedule to ensure current relevant and efficiency values • Guidelines for ensuring that future renovations and upgrades will not decrease energy efficiencies or compromise design intent • A list of all diagnostic tools, with description of use, that will assist operational staff in use and maintenance of commissioned elements

45. #5 “Have a contract in place for near-warranty end or post occupancy review” Cx Agent shall return to project site at the 10th month of the first 12-month warranty period to review the following with the buildings operational staff: • Review condition of all outstanding issues related to the original FPT’s and deferred testing • Identify problems or concerns related to building operation • Assist staff in developing reports, documentation, and requests for services to remedy outstanding problems • Cx Agent to follow-up the return visit with a written report to the Owner that includes: • Findings from the warranty period review with operational staff • Suggestions on problems identified during warranty period review with operational staff • Items that may be under warranty or appear to be construction related • Documentation that assists staff in requesting services to remedy outstanding problems

46. Case Studies

47. Company Profile • Established in 1984, 12 years Cx 26 employees in 5 branches nationwide Cx’d 10,000,000 SF of space for 163 clients 23 LEED projects, 18 by Seattle branch Founding member of BCA Member USGBC for 3 years

48. LEED Cx Case studies • Jean Vollum Natural Capital Center LEED Cx Prerequisite Renovation, historical bldg Smaller bldg, simple systems Seattle Central Library LEED Cx Prerequisite & Credit w/ M&V New construction (early LEED adoption) Large bldg, complex systems

49. Ecotrust Natural Capital Center LEED V2.0 Gold 70,000 SF Completed Sept. 2001 Private sector Rooftop gas fired packaged VAV units, occ sensors Cx Authority Scope of Work: • Energy & Atmosphere Prerequisite 1 only • Cx Plan, Cx Report, letter of achievement • Energy & Atmosphere Credit 5 M&V • Measurement and Verification Plan

50. Ecotrust Natural Capital Center Cx Challenges & Rewards • Later adoption of LEED & engagement of CA • Limited to Cx Prerequisite only • Extra work for design documentation awareness and requirements for contractor support of Cx