What is Building Commissioning, M&V and Energy Performance Contracting? New Occupations in...

What is Building Commissioning, M&V and Energy Performance Contracting?

New Occupations in Sustainability

What is Commissioning (Cx)?

• Definition• Past & Present• What is Cx NOT!• Objectives• Impediments• Process• Case Studies


• Definition: “A quality-focused process for enhancing the delivery of a project. The process focuses on verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner’s Project Requirements.” Draft ASHRAE Guideline 0-2000X, The Commissioning Process

– Project Success Advocate – Problem Solver– Generalist not Specialist– Quality Process Focus– Develops Detailed Cx Plan– Skilled Communicator– Verifies & Documents – Facilitates Training

What is aCommissioning Authority

Awareness• Greening of America & World• Leadership in Energy Efficient

Design• Concern about Carbon Emissions• Technology Advancements &

Energy Costs Creating Favorable Alternate Energy Climate

• Major Growth of Cx Industry

What is Cx NOT?(but encompasses)

– NOT: Testing, adjusting and balancing (TAB)– NOT: Contractor’s startup– NOT: Engineer’s installation “observation”– NOT: Performance verification alone– NOT: Limited to HVAC systems or Controls systems– NOT: Routinely included in Professional Design Consultant’s fees– NOT: MEP coordination (may assist)– DOES NOT: Have responsibility to direct or make corrections to

identified deficiencies

Objectives/Perspectives

• Owner– Accept an optimized building– Minimized warranty issues– Minimized energy costs– Minimized O&M costs– Maximized functionality– Report on construction process


Design Team Constructed according to

design, no less Identify construction

issues early Independent perspective

on design issues Extra set of observation

“eyes”

• Contracting Team– Constructed according to

design, no more– Identify design issues

early – Independent perspective

on construction issues– Open the project on

schedule & in budget– Minimized warranty issues


• Cx Agent– Constructed according to design, no more, no less– Participate in a team environment– Achieve success through the success of others– Identify functionality issues & resolve prior to

Owner acceptance

Impediments to Cx

• No perceived need• Additional construction costs• Perceived potential delays in construction• Savings difficult to quantify• Contractor resistance

Commissioning Process

Project Timeline

PLAN DESIGN CONSTRUCTION OCCUPANCY

Owners Functional

Requirements

Functional Testing FPT

CxReport and

Systems ManualO & M Document Review

Commissioning Plan

ScopingMeetings

Basis of DesignReview

RCx

Design DocumentReviews

O&M Training

SeasonalTesting

WarrantyReview

Pre-Functional

Checklist PF

Start-up

Revised Plan

Documentation

• Commissioning Team• Basis of Design• Design Intent• Overview of Cx

Procedures• Pre-Functional Checklists• Functional Performance

Testing Scenarios• Issues and Resolutions

Logs

Pre-Functional Checkout

Functional Performance Test

Case Study – Hydronic Systems

• No HW pump check valves• 35% of HW valves leaking by• Incorrect boiler pressure relief valves• Incorrect boiler staging• Reduced CHW variable speed pump setpt from 20# to 12#• Cooling Tower bypass valve sticking with both valves closed.• 45% of CHW & HW valves not fully closing off.• Primary & secondary chilled water flows unbalanced.

Case Study – Airside Systems

• Main fans ran with isolation damper closed in bypass mode.

• Static pressure hi limits do not shut down fans in bypass mode.

• Optimization programming modes failed• Main relief fans capacities too small• AHU control valve too small & does not meet

design temps.• Rebalanced 80% of OSA intake volumes• 75% of MAU safeties not operating properly.

Case Study – Miscellaneous

• No interlock between main AHU’s and VAV terminals• Poor resolution and inaccurate reading of VAV CFM• No heat on VAV reheat coils from contamination.• Fan coil units sizes too large• Programming modes incorrect for VAV operation• No fiber optic connection to main fire panel• Problems w/ hot/neutral reversed on 120v power.• Lighting system panel BMS circuits jumpered out and graphics

incorrect.• Emergency Generator cannot meet design load

Sources • Associated Air Balance Council (AABC) & ACG (AABC Cx Group)

– www.aabchq.com; www.commissioning.org • Building Commissioning Association (BCA)

– www.bcxa.org • American Society of Heating, Refrigerating, and Air Conditioning Engineers

(ASHRAE)– www.ashrae.org

• A Practical Guide for Commissioning Existing Buildings– Portland Energy Conservation, Inc. and Oak Ridge National Laboratory– eren.ed.ornl.gov/commercialproducts/retrocx.htm

• Building Commissioning – The key to Quality Assurance– Us Dept of Energy – Rebuild America Guide Series

• National Institute of Building Sciences– www.nibs.org

• Portland Energy Conservation Inc. (PECI)– www.peci.org

• Rebuild America– www.rebuild.gov/productservices/sc_bldgcomm.htm

http://www.aabchq.com/

http://www.commissioning.org/

http://www.bcxa.org/

http://www.ashrae.org/

http://www.nibs.org/

http://www.peci.org/

http://www.rebuild.gov/productservices/sc_bldgcomm.htm

IMPACT EVALUATIONS AND MEASUREMENT AND VERIFICATION

First we will focus on ‘Gross Savings’ Determination - savings determined irrespective of why

Kentucky PSC 9/11/09 Schiller Consulting, Inc.

Impact Evaluation Concepts• Impact evaluations are used for determining directly

achieved program benefits (e.g., energy and demand savings, co-benefits)

• Savings cannot be directly measured, only indirectly determined by comparing energy use after a program is implemented to what would have been consumed had the program not been implemented (i.e., the baseline)

– Evaluation attempts to measure “what did not happen.”

Impact = Actualpost – Projectedpre ± Adjustments– It is an estimate, with uncertainty, thus fundamental questions are:

» How good is good enough?

» As compared to what?

+ Determining SavingsComparison of energy use before and after a program is implemented

Impact Evaluation Results Reported Estimates of Gross Savings:

Gross energy savings are the change in energy consumption and/or demand that results directly from program-promoted actions taken by program participants regardless of the extent or nature of program influence on their actions.

Estimates of Net Savings: Net energy savings refer to the portion of gross savings that is attributable to the program. This involves separating out the impacts that are a result of other influences, such as consumer self-motivation. Given the range of influences on consumers’ energy consumption, attributing changes to one cause (i.e., a particular program) or another can be quite complex.

Estimates of Co-Benefits:

A co-benefit commonly documented and reported is avoided air emissions: the air pollution or greenhouse gases that would have been emitted if more energy had been consumed in the absence of the energy efficiency program.

Two Components to M&V

• Verify potential to generate savings

• Determine savings

Example: Lighting Retrofit -

Potential to Generate Savings:Before 100 Watts/fixture

After23 Watts/fixture

Savings:Savings determined using a variety of approaches how many fixtures and operating hours

Approaches for Determining Gross Energy Savings

Deemed savings that are based on historical and verified data, are applied to conventional energy efficiency measures implemented in the program. Statistical analyses of large volumes of metered energy usage data are conducted.One or more measurement and verification (M&V) options (A, B, C and/or D) from the IPMVP are used to determine the savings from a sample of projects. These savings are then applied to all of the projects in the program.

Gross Savings: Deemed Savings Approach

• Deemed savings are used to define savings values for projects with well-known and documented savings values.

– Deemed Measures values: For simple efficiency measures whose performance characteristics and use conditions are well known and consistent, a deemed savings approach may be appropriate

– Deemed Calculated Measures. A slightly more complex approach to estimating savings is to use simplified, pre-defined calculations that employ a combination of deemed or “default” input assumptions with some site-specific inputs.

• The use of deemed values in a savings calculation is an agreement to accept a pre-determined value, irrespective of what actually “happens”.

• Deemed values and deemed calculation approaches are often documented in a “Technical Reference Manual”

Deemed Savings, Sources

• Deemed values, if used, should be based on reliable, traceable, and documented sources of information, such as:– Standard tables, from recognized sources, indicating the power

consumption (wattage) of certain pieces of equipment that are being replaced or are being installed as part of a project (e.g., lighting fixture wattage tables)

– Manufacturer’s specifications– Building occupancy schedules– Maintenance logs

• When using deemed values, it is important to realize that technologies alone do not save energy; it is how they are used that saves energy

When to Use Deemed Savings

Assessing a few key aspects of the project can drive decisions about whether to use stipulations and how to use them effectively in an evaluation plan: • Availability of reliable information• The project’s likelihood of success in achieving savings•Uncertainty of the stipulated parameter and its contribution to overall project uncertainty•The cost of measurement

Several “rules of thumb” are:• The most certain, predictable parameters can

be estimated and stipulated without significantly reducing the quality of the evaluation results.

• Stipulating parameters that represent a small degree of uncertainty in the predicted result and a small amount of savings will not produce significant uncertainty concerns.

• Parameters should be measured when savings and prediction uncertainty are both large.

• Even if savings are high, but uncertainty of predicted savings is low, full measurement may not be necessary for M&V purposes.

Gross Savings: Large-Scale Data Analysis Approach

• Large-scale data analysis applies a variety of statistical methods to measured facility energy consumption meter data (almost always whole-facility utility meter billing data) and independent variable data to estimate gross energy and demand impacts.

• Unlike the M&V whole-facility analysis option (IPMVP Option C) the meter analysis approach usually involves analysis of a census of project sites, versus a sample

• Types:• Time series comparison• Use of comparison group• Comparison group/time-series

• Most large-scale data analyses involve the use of comparison groups

Measurement and Verification Approach

The M&V approach involves determining gross energy and/or demand savings by:

• Selecting a representative sample of projects

• Determining the savings of each project in the sample, using one or more of the M&V Options defined in the IPMVP

• Applying the sample projects’ savings to the entire population, i.e., the program

ENERGY SAVINGS PERFORMANCE CONTRACTING ESPC Overview

• ESPC is an innovative method to purchase energy efficiency improvements in buildings

• A single procurement is used to purchase a complete package of services

• Project financing of the entire projects so there are no up front costs

ESPC Overview

• Projects are paid for from savings, and funds are provided by the District, Utility Rebates (PPF), BETC and/or SELP Loan Program.

• How does it work?– ESCO guarantees that savings will meet

or exceed annual payment to cover project costs

Benefits of ESPC

• It allows energy project completion with little or no funding or experience

• Streamlines the procurement process• Provides continuity• Projects are commissioned• Guaranteed savings

– Shifts the risk from the owner to the ESCO

Basics of Performance Contracting• Energy Service Company (ESCO):

– Identify and evaluate energy savings opportunities– Develop engineering design and specifications– Manage the project from design to installation– Arrange for financing– Train staff– Guarantee project cost, performance & savings

Why use the ESPC Program?

• Most difficult question to answer• Reasons typically given for not using ESPC:

– We have all the funding we need.– We have done or are doing everything.– ESPC must be more expensive.– We do not need an ESCO.– We do not want to borrow any funds.

What type of projects can be done?

• Have an energy or efficiency component• Holistic approach that aggregates projects• Impact to energy use and/or client comfort• Projects include:

– Lighting– HVAC– Water

Conservation

– Controls– Windows– Building Envelope

What type of projects can be done?

• Salem Keizer Public School’s Projects– HVAC– Controls– Thermal Shell– Load/Demand Management

What is covered in the project cost?

• Construction Costs (including all subs)• Construction Management• ESCO’s Fees (including all engineering)• Payment and Performance Bonds • Turnkey project required to achieve

guaranteed savings

Why do Measurement & Verification?

• To determine the effectiveness of measures• Assures savings attributed to the project• What to do:

– Must establish a baseline for comparison– Establish a M&V plan

• Industry standards (Ashrae, IPMVP)

– Measure & track savings & trends

What is Guaranteed?

• Project Cost are at 100%• Utility Costs are up to 100%• Operations and Maintenance Savings are not

typically guaranteed• Equipment Performance• Warranty Issue Resolution

What Should I Consider When Selecting an ESCO?

• “ Is the company capable of being a Single-point of Accountability for the Long-Term?”

• In-house engineering/design depth• Experience of key individuals assigned to your project• In-house construction/project management depth• In-house construction estimating group• Ability/experience to provide innovative solutions• Ability to provide ongoing support services, when required• Dedication to supporting and providing staff training• “Open-Book” Pricing, and ESCO fee flexibility!

What savings are used to determine cost-effectiveness?• Utility Cost Savings

– Electrical, Water/Sewer, Gas, Waste• Hard Cost Operations and Maintenance

Savings (direction of District)• No staff labor savings

– Seasonal, Contract, or Overtime Labor can be considered

• Avoided hard cost dollars are allowed

What if the Guarantees are not met?• Project Costs (Latent conditions)

• Savings Guarantee is based on saved units of energy (Therm’s and kWh) not dollars

• ESCO must make up the savings short fall typically on an annually basis

What is Building Commissioning, M&V and Energy Performance Contracting? New Occupations in...

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