NEHES FALL 2013 CONFERENCE RDK Owne… · NEHES FALL 2013 CONFERENCE ... •NETA Certified Testing...
Transcript of NEHES FALL 2013 CONFERENCE RDK Owne… · NEHES FALL 2013 CONFERENCE ... •NETA Certified Testing...
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NEHES FALL 2013 CONFERENCENEHES FALL 2013 CONFERENCE
WHAT YOU SHOULD KNOW ABOUT OWNER‐BASED HEALTH CARE FACILITY COMMISSIONING
SEPTEMBER 30, 2013
SPEAKERSSPEAKERS
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Who We Are:
Deborah Kay DeMaso, CPMP, Senior Project ManagerSenior Associate – Co‐Director Building Solutions – RDK Engineers
Michael P. Feyler, Senior Electrical Cx EngineerSenior Associate – Co Director Building Solutions – RDK Engineers
RDK Building Solutions Group, the Commissioning Group within RDKEngineers, has over 12 years of health care commissioning experience inclusive of Mission Critical Projects supporting hospitals and data centers across the country
The Rubik's Cube“Why try to plan when even simple things are complicated?”
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AGENDAAGENDA
Why Commission, Re‐Commission, Retro‐Commission or continuously commission your facility?
It starts with YOU and the RFPHow to Solicit the Right Commissioning Team for your Facility?
Understanding the ProcessWhen it Should Start – What it Should Encompass – When it Ends
Is there a Standard for Commissioning? How to Create the Standard by Purchasing Commissioning for your Facility
Sustainable Practices ASHE, LEED, ASHRAE, BCA
What Systems are Recommended to be Included?
Why is it Important for the Owner to be at the Table?
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The ASHE Health Facility Commissioning Guidelines (HFCx Guidelines) defines
“Commissioning” as a process intended to assure that all building systems in a
facility, including sustainable building technologies, are installed and perform in
accordance with the design intent, that the design intent is consistent with the
OPR and that operations and maintenance staff are adequately prepared to
operate and maintain the completed facility.
COMMISSIONING DEFINEDCOMMISSIONING DEFINED
COMMISSIONING DEFINEDCOMMISSIONING DEFINED
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National Conference on Building Commissioning Definition:
Commissioning is the systematic process of assuring by verification and
documentation, from design phase to a minimum of one year after construction,
that all building facility systems (heating, cooling, ventilation, lighting, building
envelope* etc.) perform interactively in accordance with the design intent and
documentation, and in accordance with the owner’s operational needs,
including training of operation personnel.
• Since 2010, Cx of Building Envelope has been added to 100% Public Cx Projects and 50% Private Sector Cx Projects
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What Commissioning Is Not!
Manufacturer’s Start‐Up or contractor start‐up
Peer design review
Cure‐All for the project
Construction Administration
COMMISSIONING DEFINEDCOMMISSIONING DEFINED
WHY COMMISSION YOUR FACILITY?WHY COMMISSION YOUR FACILITY?
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Investment for good building performance
Verification of design intent (system selection and design review discussion with design team and owner during design phase)
Early detection of potential problems ‐ fewer change orders
Promotes healthy working environment = Employee/Occupant Comfort
Because contract documents do not alone guarantee good building performance
Good project closeout docs (Operational As‐Builts)
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WHY COMMISSION YOUR FACILITY?WHY COMMISSION YOUR FACILITY?
Ensures the owner gets the building they want (and paid for!)
Better communication between project team members
Verification of life safety systems
Reduced O&M Costs
Equipment installed & operating properly at startup reduces bothoperating and equipment replacement costs
Sound O&M practices established from Day 1 Operators fully‐trained Option to have Asset Management as part of the project
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WHY COMMISSION YOUR FACILITY?WHY COMMISSION YOUR FACILITY?
Other Key Drivers To Commissioning
Owner dissatisfaction with finished facilities that were not working properly
Growing complexity of design and application of systems today
Energy Code Requirements
LEED and Certification requirements
A need for a true owner‐advocate to meet the goals of the owner (another set of eyes)
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RERE‐‐COMMISSIONINGCOMMISSIONING
Existing building never commissioned and not operating correctly
Provides an evaluation of existing facility and functional parameters
Recommendations are made to restore or improve good operation, as well as reduce energy costs
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RETRORETRO‐‐COMMISSIONINGCOMMISSIONING
Building was commissioned 3 to 5+ years prior and needs a tune‐up / revisit of as‐built documentation
Energy Performance Rebate Programs – Utilities equal 20% of total building operating cost
Enhancement of operational documentation for added / renovated space since facility was built
Assessment of service life of systems, maintenance programs, control upgrades etc.
Useful to provide information for a Capital Project Program and Budget for future expenditures
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An Electronic Tool/Software that interfaces with ATC System and
Equipment
Monitoring (real‐time), Trending, Data Logging of a specific area, system and equipment conditions, operations, status, sensors, setpoints, resets, controls, energy and water usage to identify issues and opportunities for optimization
Assists facility personnel to identify problems and dispatch maintenance work orders
CONTINUOUS COMMISSIONINGCONTINUOUS COMMISSIONING
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Lack of Budget & Perceived High Costs
Lack of Awareness of what Commissioning Is
Perception that Commissioning is Manufacturer Start‐Up
Owners think they have already purchased commissioning and are covered within the construction costs
Owners believe that Construction Administration IS commissioning
COMMISSIONING COMMISSIONING –– WHY OWNERS DONWHY OWNERS DON’’TT
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COSTS OF COMMISSIONINGCOSTS OF COMMISSIONINGCOSTS OF COMMISSIONING
Varies greatly depending on factors such as:
Project Size
Building Type/Usage
Scope Chosen (100% versus 30%)
Equipment Type, Complexity & Amount
LEED ‐ Fundamental Versus Enhanced
Duration of Construction
Meeting Requirements
An Initial Budget Setting “Rule of Thumb”2 ‐ 3% of Mechanical Construction Cost + 1 ‐ 2% of Electrical Construction Costs
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IT STARTS WITH YOU AND THE RFPIT STARTS WITH IT STARTS WITH YOUYOU AND THE RFPAND THE RFP
When to purchase commissioning – set a budget – talk with other hospitals
Develop the RFP to meet YOUR project goals
Develop Internal owner project requirements (OPR)
Develop an apples‐to‐apples ‐ clearly defined RFP
Project description & owner’s requirements
Experience desired of the Cx Agent At least 5 years technical experience with similar projects, experience with design reviews etc. – PE Part of the Team
Knows Building Operation
Require Applicable References
Talk to other Healthcare Facilities
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IT STARTS WITH YOU AND THE RFPIT STARTS WITH IT STARTS WITH YOUYOU AND THE RFPAND THE RFP
Recommend listing systems and percentages for inclusion (30% of terminal units versus 100%)
Systems to be commissioned – Do not forget the electrical systems that go beyond energy users
Involve your facility team in this effort – good facility protocols
Call out meeting expectations (#, when etc.) $$$
Be specific ‐ needs vs. wants
Include Cx of building envelope and TAB under Cx agent umbrella
Do you need Asset Management/Bar Coding?
What are your End of Project Deliverable Requirements? BIM?
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UNDERSTAND THE PROCESSUNDERSTAND THE PROCESSUNDERSTAND THE PROCESS
Currently no standards within the Industry
When it should start – when does it end?
LEED often provides structure, but not always
With Cx there ARE project deliverables
Champion the process ‐ it is YOUR project
Buy on best value, not best price
Interview Cx firms on their process, not just their experience
Do not underestimate team chemistry
Understand that 50% of the Cx agent’s effort is up front and behind the scenes
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SCHEMATIC / DESIGN PHASE ACTIVITIES
PRE CONSTRUCTION & CONSTRUCTION PHASE ACTIVITIES
TESTING & TRAINING PHASE ACTIVITIES
WARRANTY PERIOD ACTIVITIES
THE COMMISSIONING PROCESSTHE COMMISSIONING PROCESSTHE COMMISSIONING PROCESS
Owner Creates OPR
Design Team Creates BOD
Cx Agent enters Project before 50% CD
CxA Reviews OPR & BOD Design Docs & Meetings
Cx Requirements into Specs
• Controls Meeting• Facility Meeting• Design Comments
• Building Systems• Design Conditions
• Interviews• Negotiate Fee• Scope Meeting
Construction Cx Plan
Kick‐Off Meeting
CxA Review of Submittals
• Controls MtgATC Contractor
• TAB Mtg •Master Schedule• Cx Mtgs
CxA Verifies Installation
Draft Testing Documents
• Pre‐Functional
• Functional Tests
Observe Start‐Ups
O&M & Training Review
Field Reports with CA & PI Logs
Field Reports with CA & PI Logs
Share FPT Docs with Design Team
Finalize FPT Docs , Integrated Test Scripts ‐ send to
Trades
Contractor “Dry‐Run” of Testing
Field Reports with CA & PI Logs
FPT Observation
Progress Meetings with Owner
Systems Manual & Training
Summary Cx Report
Deferred Testing
9‐Month Mtg for Building
Performance
Final Report
• Lessons Learned• Cx Documentation for Project • Recommendations on Open Items• Re‐Commissioning Documentation• Operational Plan & Future Use
• Trending prior • System Education• Facility Staff Tours
• Owner Creates RFP• Establish Scope • Establish Budget• JACHO – DPH• UMP
• Cx Plan & Templates• Team Scope • Team Responsibilities• Closeout Deliverables
• Per Design• Piping• Duct
• TAB Verify• Point to Point
• Trending
• Work Order Book• Data Collection• O&M to Owner• Warranty Database
• Energy 1 Year
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IS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONE
Create a strong owner project requirements document
Interview your facility team on wants vs. needs
Make sure your protocols/procedures are part of construction documents for final deliverables
System Flow Diagrams per system versus checklist
Is data retrieval/collection a need? – costs associated
Electronic vs. paper final deliverables
As‐built checklist during construction documents
Warranty meeting should not be just about what went right/wrong
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Define your own Standard for Future Operation
IS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONE
ddle School Status:m FPT Mode:
Description/Tag Reaction Status Result Status Result Status Result Status Result Status ResultBAS MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/Fail
OCCUPIED MODE Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailUNOCCUPIED MODESA SMOKE DETECTION ALARMALARM AT FACPLOW LIMIT TEMP ALARMECONOMIZER ENABLED Pass/Fail Pass/FailMORNING WARMUP MODESF FAILURE ALARMEF FAILURE ALARMCO DETECTION ALARMTEMP. OCC. OVERRIDEFIRE SUPPRESSION ALARM
Outside Air Temperature Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailOAT READING BELOW 38°F
Outside Air Humidity Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailOAH
Space Temp Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailSTS1 READING BELOW SETPOINT Pass/Fail
READING ABOVE SETPOINT Pass/Fail Pass/FailOVERRIDE DEPRESSED
Space Temp Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailSTS2 READING BELOW SETPOINT Pass/Fail
READING ABOVE SETPOINT Pass/Fail Pass/Fail
ON ON
2 - Occupied Heating
3 - Occupied Cooling
ON
4 - Occupied Economizer
Cooling
5 - ILF-1 Auto Override
ON
1 - Occupied
ON
Generic Checklist Testing Versus System Flow Diagram
LEED VS. NONLEED VS. NON‐‐LEEDLEED
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Most Cx is factored on sustainable best practices
LEED EAp1 & LEED EAc3 – What are your Budget & needs? If EAp1 Only – Design Engineer & Owner can Cx up to 50K SF of space If EAc3 – Must be 3rd Party – Independent of Design – High Value for
End of Project Deliverables and Extra Points Toward Certification
Cx is guaranteed if LEED – Energy Systems Required
Cx is required to start in design phase if LEED but should start earlier
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Systems Usually Carried
Energy related systems i.e., AHUs, RTUs, Chillers, Terminal Units ‐ Request price breakouts for 100% of Terminal/Support units for critical areas and 30% on non‐critical areas
Plumbing systems
Lighting control systems, occupancy sensors
WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?
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Additional Systems Recommended
Building Envelope
Mission Critical – UPSs, PDUs, power monitoring
Life Safety – Generators, Fire Alarm, Smoke Barriers, Stair Pressurization, Fire Command Center
Special Applications (Airborne Infection Isolation), Data Centers, Pharmacy, Imaging, Nursing Centers
Medical Gas Systems
WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?
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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?
Additional Systems Recommended
Information Technology
Refrigeration (food services refrigerators, blood banks)
Vertical Transport – elevators, dumbwaiters
Materials & Pharmaceutical handling (pneumatic tube)
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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?
LEED
Lighting Control
•OC Sensors
•Daylight Harvesting
•Lighting Control Panel / Low Voltage
Switching
•Exterior Building Lighting Control
•Metering and Verification
Expanded Electrical Systems
Non‐LEED
Emergency Distribution System
•Generator(s)
•Paralleling Switchgear
•Transfer Switch(s)
•Witness Generator Load Bank Testing
•Uninterruptable Power Supplies
Double Conversion Flywheel UPS Load Banking (Witness, Load Bank Testing,
Testing of Paralleling, Static Switch Operation & Battery Drawdown)
•Pull the Plug (Simulated Power Failure) Verification of
Egress Lighting, Mechanical Equipment on Emergency and
Standby Power.
•Critical Load Monitoring
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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?Expanded Electrical Systems
Normal & Emergency Distribution Installation Observations•Distribution Switchgear (MV & LV)•Distribution Switchboards•Motor Control Centers•Distribution & Lighting Panelboards •Low Voltage Transformer•NETA Certified Testing (Witnessing of Testing)
Meggar Testing of Cables Primary and Secondary Injection Testing
of Breakers Megger Testing of Switchboards Infrared scanning of terminations
•Coordination Study (Setting Verification)•Power Monitoring System (Verification of Transmission of Data to BMS or SCADA System)•EPO's (Emergency Power Off) System •Electrical Installations, Verify Grounding, Correct Polarization and Physical Integrity of Receptacles – (Healthcare)•Connections to Equipment
Grounding, Bonding & Lightning Protection•Witness NETA Certified Testing (Witnessing of Testing)• Grounding & Bonding ‐ (Witness 3 Point Ground Testing)• White Space Grounding – (Witness 2 Point Ground
Testing)•Lightning Protection
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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?Expanded Electrical SystemsPhotovoltaic System•Installation Observations•Grounding & Bonding•PV Panel / Array•Combiners boxes & Inverters•Batteries and charge controller•Disconnect switches (AC & DC)•Data Acquisition systems
Fire Alarm •Initiating, Notification, Monitoring and Control Devices•Witness timing and testing of Fire Protection Devices•Wet Sprinkler System and Monitoring Points•Dry Sprinkler System and Monitoring Points•Pre‐Action System•VESDA Air Sampling •Ansul•Elevator Recall •Duct Smoke Detection •Shutdown of Air Handlers•Closure of Smoke Dampers via Actuators •Interconnection to Security and Building Management system
Area of Refuge•Two way communication system
Security •Intrusion System•CCTV•Access Control
Nurse call
Public Address System
Master Clock System
Tel Data system
WHY ELECTRICAL SYSTEMS ARE IMPORTANTWHY ELECTRICAL SYSTEMS ARE IMPORTANT
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Integrated Systems Test (IST)
Confirm the total electrical system capability to provide power to the building critical loads under normal and failure conditions
Procedures intended to demonstrate system's capability to be automatically or manually re‐configured to continue providing power to critical loads under normal and failure conditions
In addition, the integrity of any safety interlocks is proven during testing. Testing is performed by first operating the system in a normal manner (non‐failure mode)
WHY ELECTRICAL SYSTEMS ARE IMPORTANTWHY ELECTRICAL SYSTEMS ARE IMPORTANT
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Integrated Systems Test (IST)
After demonstrating normal operation, various failures within the design parameters are introduced throughout the system on the electrical components and controls that will demonstrate automatic and manual operation and verify the safety interlocks of the system
At all times throughout the testing the system is electrically and physically monitored and its parameters are recorded on separate instruments and devices from the system's alarm and monitoring systems to verify the operation of these systems
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Smoke Detector is installed within 3” of Supply Duct
Breaker not set per coordination study
Common Installation Observations, Corrective Action Items
Failure to loosen vibration bolt of a transformer
WHY ELECTRICAL SYSTEMS ARE IMPORTANTWHY ELECTRICAL SYSTEMS ARE IMPORTANT
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IMPORTANT FOR OWNER TO CHAMPIONIMPORTANT FOR OWNER TO CHAMPION
Start early with Owner Project Requirements
Build your “inside team” before involving “outside team”
Know your “needs” and discuss your “wants”
Make sure your protocols are in the Project Contract Documents
Involve yourself with each step during ALL Phases by attending
meetings, involving facility staff in construction etc.
Assist in Implementation of operating plan
Stay in Touch with the Cx Agent for 5 Year Retro‐Cx
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It is vital that Owner “sits at the table” with the Cx Firm
Contractors less adversarial on process when owner is involved
Owner or their facility personnel should be involved
Assists with the understanding of their final deliverable requirements
Understand what you have purchased and assist with changes required
during the project schedule to fine‐tune the quality deliverables
Ensure there is a Scope Meeting after the project is awarded
IMPORTANT FOR OWNER TO CHAMPIONIMPORTANT FOR OWNER TO CHAMPION