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Mark Miller, PE, CCP, CEM, LEED™ APBuilding Commissioning AssociationAt Large Director
Best Practices and Guidelines in Existing Building Commissioning
1. What is the Building Commissioning Association?2. The Benefits of Existing Building Commissioning
(EBCx)3. Intention of EBCx “Best Practices”4. The “Best Practices” Development Process 5. EBCx “Best Practices” Scope, Phases & Steps6. Case Studies7. Other Industry Efforts & Guidelines
Presentation Agenda
What is The Building Commissioning Association?
IntegrityIntegrity
LeadershipLeadership
QualityQuality
ExpertiseExpertise
International non-profit organization (founded in 1988)Recognized commissioning authority and resourceCommissioning providers, building owners, energy companies, facility managers, architects, engineers, researchers and contractors
MISSION: To guide the building commissioning industry through advancing best practices and education, and
promoting the benefits of building commissioning.
Energy Savings ROI & Simple PaybackNon-Energy Benefits-
i.e. O&M, productivityTenant RetentionImproved Asset Value
Net Operating Income (NOI) the bigger picture
The Benefits of Existing Building Commissioning “Screening Market
Transformation Opportunities…”
Greatest Potential Out of 38 New Technologies &
Practices (based on energy savings, cost effectiveness,
success likelihood)
National $18 Billion Annual Savings PotentialBuilding Metrics (from 57 projects)
Average annual cost savings of $105,156Savings ranged as high as $1.8 million ($3.83/sq ft – year) Median energy payback of 0.7 yearsMedian energy savings of 15%Non-Energy Benefits $0.18/sq ft-year
Majority are related to the overall HVAC systemSome lighting, plug loads, envelope
THE SAVINGS*THE SAVINGS*
THE FINDINGSTHE FINDINGS
*The Cost-Effectiveness of Commercial-Buildings
Commissioning - By: LBNL, PECI, Texas A&M
*The Cost-Effectiveness of Commercial-Buildings
Commissioning - By: LBNL, PECI, Texas A&M
The Benefits of Existing Building Commissioning
Intention of EBCx “Best Practices”
To define the quality and characteristics of best commissioning practices
Create a benchmark which the market can gauge quality and professionalism
To serve as a means of objectively evaluating commissioning initiatives
Provide commissioning process guidance and forms foundation for the training curriculum, practice manual, etc.
Practice can be utilized by in-house or outsourced resources or a combination of both
“Best Practice” … the best possible way of doing something; … derived from the process of taking the most successful elements from many different sources and combining them to create the optimal process or approach.
Creating EBCx “Best Practices”
USGBC LEED‐EB for Existing Buildings – Version 2.0California Commissioning Collaborative (CACx) California Commissioning Guide: Existing Buildings Building Commissioning Association’s Building Commissioning HandbookNational Environmental Balancing Bureau (NEBB) Retro‐Commissioning ProcessAssociated Air Balance Council Commissioning Group (ACG) Commissioning GuidelinesASHRAE Guideline 0‐2005; input from ASHRAE GPC 1.2Sheet Metal and Air Conditioning Contractors National Association (SMACNA)
““Real World ExperienceReal World Experience”” from a committee of from a committee of 20+ commissioning professionals20+ commissioning professionals
Existing EBCx Guides & Programs Reviewed
Existing Building Commissioning“…a systematic process for investigating, analyzing,
and optimizing the performance of building systems through the identification and implementation of low/no cost and capital intensive Facility Improvement Measures and ensuring their continued performance. The goal of EBCx is to make building systems perform interactively to meet the Current Facility Requirements and provide the tools to support the continuous improvement of system performance over time. The term EBCx is intended to be a comprehensive term defining a process that encompasses the more narrowly focused process variations such as retro-commissioning, re-commissioning and ongoing commissioning that are commonly used in the industry.”
Process Variations include: Retro-Commissioning,
Re-Commissioning, Ongoing Commissioning,
Continuous Commissioning SM
EBCx “Best Practices” Definition
EBCx “Best Practices” PurposeVerify that a facility and its systems meet the current facilityrequirementsImprove building performance by saving energy and reducing operational costsIdentify and resolve building system operation, control and maintenance problemsReduce or eliminate occupant complaints and increase tenant satisfactionImprove indoor environmental comfort and quality and reduce associated liabilityDocument system operationIdentify the O&M staff training needs and provide such trainingMinimize operational risk and increase asset valueExtend equipment life-cycleEnsure the persistence of improvements over the building’s lifeAssist in achieving LEED™ for Existing BuildingsImprove the building’s ENERGY STAR rating
Evaluate Current System Performance with Owner Needs & Identify Improvements
Investigation Phase
ImplementationPhase
Turnover Phase
Planning Phase
Persistence Phase
Establish Goals, Owner Needs & EBCx Plan
Implement Recommended Improvements and Verify Performance
Establish Smooth Transition & Hand Over to O&M staff
Ensure Continuous System Performance Improvement
EBCx “Best Practices” Phases & Goals
Planning Phase
EBCx “Best Practices” Phases & Steps
Define Roles & ResponsibilitiesDefine Scope of WorkDefine Existing Building Commissioning GoalsDefine Current Facility RequirementsPreliminary Building BenchmarkingReview Existing Building DocumentationInterview Key O&M Staff MembersPerform Cursory Walk-ThroughDevelop Existing Building Commissioning PlanDevelop Customized Building Operation Plan
Establish Goals, Owner Needs & EBCx Plan
Investigation Phase
Documentation ReviewSite Review/SurveyBuilding Occupant InterviewsFacility Performance Analysis & Performance Baseline EstablishmentSystems Diagnostic MonitoringTest DevelopmentSystem TestingMaster List of FindingsPerformance Assurance
Planning Phase EBCx “Best Practices” Phases & Steps
Implementation Phase
Analyze, Prioritize and Select Facility Improvement Measures (FIM’s)Prepare an Implementation PlanImplement Selected FIMsVerify Successful FIM ImplementationExecute the Measurement and Verification(M&V) PlanPlan for Ongoing Commissioning
Investigation PhaseInvestigation Phase
Planning Phase
Implement Recommended Improvements and Verify Performance
EBCx “Best Practices” Phases & Steps
Turnover Phase
Update O&M Manuals and As-Built DocumentationDevelop Final Report & Update DocumentationCompile or Update a Systems ManualEstablish a Plan for Operational Sustainability, Ongoing Commissioning, and Continuous ImprovementDevelop Training PlanHold a Lessons Learned Meeting
Planning Phase EBCx “Best Practices” Phases & Steps
Establish Smooth Transition & Hand Over to O&M staff
Investigation PhaseInvestigation Phase
Implementation PhaseImplementation Phase
Persistence Phase
Implement Operational Sustainability & Ongoing Cx PlanBenchmark the Building Energy Use & Monitor and Track Monitor and Track Non-Energy Building Performance MetricsTrend Key System ParametersDocument Changes with an Operator’s LogImplement Persistence Strategies with BAS & Work OrderUse Fault Detection & Diagnostic (FDD) Tools (Ongoing Cx Tools)Implement Staff Training PlanImplement the Commissioning Process Again (Re-Commission)
Planning Phase EBCx “Best Practices” Phases & Steps
Ensure Continuous System Performance Improvement
Investigation PhaseInvestigation Phase
Implementation PhaseImplementation Phase
Turnover PhaseTurnover Phase
398,837 gross square feetCorporate Office BuildingLEED for Existing Buildings: Operations & MaintenanceAssistance on Other LEED CreditsInvestigation & Implementation Complete
EBCx Best Practice & LEED-EB Case Study
Opportunities:Air Handing Unit Fan Pressure Optimization ResetHeat Recovery Unit OptimizationAHU Duct System EvaluationFan Power VAV System Control Setpointto Reduce Simultaneous Heating and Cooling
Monthly Electrical Consumption (kWh)Program Electricity Savings – 1,176,521 kWh
Program Cost Avoidance – $ 185,043
EBCx Best Practices Demonstration Project
ENERGY STAR RatingSoared from 66 to 80 in 12 months
“Best Practices” applied to 10 LEED-OM Existing Building Credits• WE Credit 1.1: Water Performance Measurement
– Whole Building Metering• WE Credit 1.2: Water Performance Measurement
– Submetering• EA Prerequisite 1: Energy Efficiency Best
Management Practices• EA Prerequisite 2: Minimum Energy Efficiency
Performance• EA Prerequisite 3: Refrigerant Management• EA Credit 1: Optimize Energy Efficiency
Performance• EA Credit 2.1: Existing Building Commissioning –
Investigation & Analysis• EA Credit 2.2: Existing Building Commissioning –
Implementation• EA Credit 5: Refrigerant Management• EA Credit 6: Emissions Reduction Reporting
EBCx Best Practice Case Study
427,300 gsf municipal courthouseConstructed in 1999Includes 28 courtrooms, computer datacenter and underground parking facilityInvestigation & Low/No Cost
Implementation Complete
OBJECTIVES:Bring equipment to its proper operational stateReduce energy consumption and demand costsImprove indoor air quality and comfortProvide an existing building commissioning deficiency list andissues log generated from functional performance testing
Investigation FindingsDedicated & Engaged Operations and Maintenance PersonnelHVAC Maintenance Challenging Given Building ArchitectureSome Calibration, Repairs and Tuning Needed for HVAC ControlsHVAC System Scheduling OpportunitiesLighting System Scheduling OpportunitiesSimultaneous Heating & CoolingUpgrades Needed to Lighting Control System and Building Management System (BMS)
Opportunities IdentifiedLow/No Cost Opportunities:
Minor Calibrations & Repairs HVAC Scheduling ImprovementsLighting Scheduling ImprovementsSome Lighting De-Lamping
Capital Opportunities (17 FIMs):Boiler & Hot Water System Optimization Chiller Plant & Cooling Tower UpgradesUpgrade of building lighting control system and add day lighting control Upgrade and Expand the building management system (BMS) & Sequence of Operation Modifications
Capital Opportunities
17 Capital Opportunities (ECMs)
Estimated Cost $400k
Estimated Annual Savings $395k
Simple Payback 1 Year
Key EBCx Success Factors
1. EBCx Should Save Energy and Solve Problems 2. Financial Requirements and Implementation
Commitment Before Investigation3. Qualified EBCx Service Provider 4. Emphasize O&M Staff Involvement and Buy In5. Training for O&M Staff & Documentation 6. Establish Benchmarks and Ongoing Monitoring
and Verification
Other Industry Efforts & Guidelines
ASHRAE Guideline 1-200XHVAC&R Technical Requirementsfor The Commissioning Process
Guides & StandardsLEED for Existing Buildings High Performance Operations“An RCx Guide for Building Owners” - EPA Energy Star“California Commissioning Guide: Existing Buildings” – CACxASHRAE GPC 0.2P and 1.2P “The Commissioning Process for Existing HVAC & R Systems”
ASHRAE Guideline 0-2005: The Commissioning
Process
(To be used as the foundation of ASHRAE Guideline 1 and the NIBS
Total Building CommissioningProcess technical guidelines)
EBCx/RCx ProgramsCalifornia; Northwest States, Texas, New York(NYSERDA & LIPA & NYC); Massachusetts (pilots); Rhode Island (pilots); Connecticut (pilots); LEED™ for Existing Buildings
AIA Quality Assurance
Portland Energy Conservation, Inc is a registered provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-AIA members are available on request.
This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
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