BCH2011 Day3 Building Commissioning Boban Ratkovich

COMMISSIONING BEST PRACTICES

President, CES Engineering Ltd Boban Ratkovich, P. Eng. CEM, BESA, LEED AP ID+C

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 Break3:30pm : 3:50pm Commissioning Economics3:50pm : 4:35pm Electrical Sub-metering4:35pm : 5:00pm Question and Answer Period

Commissioning Best Practices• 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 Break3:40pm – 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

Commissioning Best Practices

• 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.

Owner’s opportunity for QUALITY CONTROL and performance verification


Commissioning Best Practices• Why Do I Need Commissioning?

• Verification of Owner’s Project Requirements (OPR)• Health, safety, and indoor air quality• Peace of mind• Energy conservation and performance• Increased system complexity• Comfort control

Commissioning Best Practices• Don’t I Already Pay for That?

– Design Professional Agreement• Doesn’t allow for “third set of eyes” from Cx• Doesn’t allow for quality control beyond field

observations• May not have the same level of field experience

– Construction Contract– Cx requirements not specified

• Doesn’t require formal Cx program• Doesn’t include performance criteria• Doesn’t include witnessed tests• Not a condition for final acceptance

Architect

Elec. Contractor

Mech. Contractor

General Contractor

Elec. Engineer

Mech Engineer

Typical Project Team ConfigurationUp to the 1990’s


Architect

Data/Security/Misc.

Fire Alarm

General Contractor

Elec. Engineer

Mech Engineer

Controls Contractor

Elec. Contractor

Mech. Contractor

Fire ProtectionGaps between disciplines resulting in: • Poor coordination• Lost details• Costly change orders• Delays in schedule

Typical Project Team ConfigurationAfter 1990’s


Commissioning encompasses “All”

Commissioning helps fill the gaps in coordination

New Project Team ConfigurationWith Commissioning


• Fundamental vs. Enhanced Cx– LEED Process introduced Fundamental and Best

Practice (Enhanced) Cx process separation.


• Commissioning ModelsIndependent 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 “after-the-fact” solutions and corresponding cost and delays.


• Commissioning ModelsCx 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.



• ApproachesNew 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 Processc) Verify and Document Compliance with Requirementsd) Effectively Transfer Knowledge to the Building

Operations Team


• Commissioning Principlesa) Establish Measurable Project Performance

Requirements

• Develop owner‘s 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


• Commissioning Principlesb) 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


• Commissioning Principlesc) 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)


• Commissioning Principlesd) 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:

Commissioning is NOT just testing at the end!

PRE-DESIGN DESIGN CONSTRUCTION OPERATION


ACCEPTANCE

• Document/Review Owner’s Project Requirements• Select Commissioning Authority • Define Scope & Budget for commissioning• Create Initial Commissioning Plan• Define the Cx team members (identify Owner’s team)• Define Target Incentive Programs• Include Cx requirements into RFP documents for design

services!!! - see attached file

PRE-DESIGN DESIGN CONSTRUCTION OPERATION

Commissioning Best PracticesCommissioning: Pre-Design Phase

ACCEPTANCE

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

CONSTRUCTION OPERATIONPRE-DESIGN DESIGN


ACCEPTANCE

Commissioning: Design Phase Deliverables

• Commissioning Team Organization Chart• Owner’s Project Requirements• Cx Specifications and Cx Plan• Systems to be Commissioned• Design Development Review Documents• Construction Development Review• Basis of Design


CONSTRUCTION OPERATIONPRE-DESIGN DESIGN ACCEPTANCE


Commissioning Team Organization Chart

See attached sample file




Owner’s 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/day-lighting, acoustics specified in this document





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 DivisionsSee attached sample file




Systems to be Commissioned





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 Mary’s Hospital Expansion


• 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, RFI’s, CO and Change Directives• Pre-Functional Checklists (see attached file)• Preliminary Systems Functional Performance Test Procedures


DESIGNPRE-DESIGN CONSTRUCTION

Commissioning: Construction PhaseOPERATIONACCEPTANCE

• 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 Best PracticesCommissioning: Acceptance Phase

CONSTRUCTION ACCEPTANCEDESIGNPRE-DESIGN OPERATION

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

Commissioning Best PracticesCommissioning: Operation Phase

CONSTRUCTION OPERATIONDESIGNPRE-DESIGN ACCEPTANCE

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



• Monitoring Based Commissioning (MBCx)– 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 Plan’s 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



• 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 world’s 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.


• Commissioning Economics– 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 five-times the savings of the least-thorough projects


• Commissioning Economics– 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 Economics


• 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!

#220 – 4211 KingswayBurnaby, BC V5H [email protected]

Boban Ratkovich, P. Eng. CEM, BESA, LEED AP ID+C

BCH2011 Day3 Building Commissioning Boban Ratkovich

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