1

“Why We Hired a Commissioning Agent”

Presented to: Illinois Association of School Business Officials (IASBO)

Department

Officials (IASBO)

2

Mike Elliott, AIA, LEED APKluber Skahan + Associates

Jan Taniguchi, AIA, LEED APSTR Partners LLC

Kluber Skahan + Associates

George Bourassa, PE, CCP, LEED AP

3

www.bcxa.org

4

Jan Taniguchi, AIA, LEED APSTR Partners LLC

5

What does LEED stand for?

Energy and

Leadership in

Design

Environmental

Energy and

Design

6

What is LEED?

LEED is an internationally recognized certification system that measures how well a building or community performs across all the metrics that matter most: energy savings, water efficiency, CO2 emissions reduction,savings, water efficiency, CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts.

7

What is LEED’s Purpose?

LEED enables project teams to deliver certified performance for their buildings.

Third-party certification through the independent GreenThird party certification through the independent Green Building Certification Institute (GBCI.org) assures that LEED buildings are constructed and operated as intended.

8

What are the LEED Rating Systems?

New ConstructionExisting Buildings: Operations & MaintenanceCommercial InteriorsCore and ShellSchoolsRetailHealthcareHomesNeighborhood Development

9

What does LEED Measure for Schools?

Sustainable Sites

Water Efficiency

Materials & Resources

IndoorEnvironmentalQ litEfficiency

Energy & Atmosphere

Quality

InnovationIn Design

Prerequisite: Fundamental Commissioning1 Point: Enhanced Commissioning

10

What are the Levels of Certification for Schools?

Certified 29 to 36 Points

Silver 37 to 43 Points

Gold 44 to 57 Points

Platinum 58 to 79 Points

11

George Bourassa, PE, CCP, LEED APGeorge Bourassa, PE, CCP, LEED AP

12

Agenda

What is Commissioning?− ProcessProcess− Documentation− Not already included

Why is Commissioning Needed?− Financial Benefits− Qualitative Benefits− Case Studyy− LEED

Where/With Whom is it Most Widely Used?− Colleges/Universities− Government− LEED projects

How Do I Hire a Commissioning Agent?g g− Selecting a Provider− Funding Resources

13

What is Commissioning?

ASHRAE GUIDELINE:“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.”

14

What is Commissioning?

The process of commissioning involves steps p g pthat are integrated into every phase of the project:− Pre-Design− Design g− Construction − Acceptance− Warranty

Commissioning is NOT just testing at the end ofCommissioning is NOT just testing at the end of the project.

15

Don’t I Already Pay for That?

A/E AgreementsA/E Agreements- Don’t allow for third party Cx Agent- Don’t allow for quality control beyond field observations

Construction Contracts- Cx requirements not specifiedCx 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

16

Why is Commissioning Necessary?

Increasing Complexity of Building SystemsSecurity-Security

-Controls-Energy Conservation-Integrated Systems Complexities

Frequent failure of buildings/facilities to provide the functionality and system performance that Owners expecty y p pOperations and maintenance staff given responsibility without adequate training and documentationIncreasing dependence on automated systems vs. occupant control of environmentRate of change of technology

17

Why is Commissioning Necessary?

18

Why Is Commissioning Helpful?

Sets clear measurable goals for everyone− Verified goals are being met throughout the design and

construction phases

E t bli h t bilitEstablishes accountability− Changes the way people perform− Allows designers and contractors to measure success as

well as deficiency

19

Design Phase Commissioning Activities

Develop Owner's Develop Develop Project

Requirements

pCommissioning

Scope and BudgetCommissioning

Plan

Develop Basis of Perform Design

Review of Develop CommissioningDesign

Attend Pre-Bid Meeting

Construction Documents

Commissioning Specifications

Meeting

20

Construction Phase Commissioning Activities

Pre construction Cx Kick off SchedulePre-construction Meeting

Cx Kick-off Meeting

Schedule Reviews

Submittal Operation & M i t

Attend Construction

Reviews

Construction Checklists

Maintenance Data Progress

Meetings

Site Observation Vi it

Witnessing of QA/QC T tiChecklists Visits QA/QC Testing

21

Testing/Training Phase Cx Activities

Testing / Training Meeting

Functional Performance

Testing

Corrective Issue Reports

Owner Training Sessions

Training Evaluation Systems Manual

22

Occupancy Phase Commissioning Activities

Final Commissioning

ReportSeasonal Testing Measurement &

Verification

Operational Support Lessons Learned

Update Commissioning

Report

23

Partial List of Documents

• Owner Project Requirements• Design Intent Document• Design Intent Document • Commissioning Plan • Commissioning Specifications • Commissioning Schedule• Contractor Checklists• Functional Performance Verification ProceduresFunctional Performance Verification Procedures• Corrective Issue Reports• CIR Log• Operator Training Schedule, Content, Format • Operation & Maintenance Manuals• Operator Training Session RecordOperator Training Session Record • Commissioning Report

24

Qualitative Benefits of CommissioningIdentify and correct life safety issuesExtended equipment lifeExtended equipment lifeImproved indoor air qualityReduced O&M costsUpgrade system operation reliability Improved comfort and worker productivityMore knowledgeable building staffIncreased net operating income and tenant retentionExpose staff to different approaches for troubleshooting problems and improved staff understanding of equipment and control strategiesEarly detection of equipment issuesSmoother contractor transitionImprove energy efficiencyp gy yMinimize dependence on contractors for ongoing maintenance

25

Financial Benefits of Commissioning

Meet energy budget targets at initial occupancyReduced change orders because of improved contract documents and team partnership levelLower operating costs due to improved operational techniquestechniquesLower maintenance costs because equipment performs at optimal levelImproved building operator capabilityBenefits to building occupants: greater worker productivityBenefits to building occupants: greater worker productivity, reduced complaints, reduced incidence of absenteeism

26

Reasons for Retro-CommissioningLife safety issues discovered following initial construction and turn-overP bl id tifi d d i i iti l b ildi t t hProblems never identified during initial building start-up, such as improper sequences of operationSystematic problems in building operation, such as simultaneous heating and coolingEnvironmental problemsExcessive equipment run times due to changes in occupancy or space use such as unnecessary lightinguse, such as unnecessary lightingMalfunctioning equipment or sensors, such as broken dampersControl optimization issues, such as sub-optimal chilled water supply tempsExcessive equipment repair and replacement costsHigh utility billsI d i litIndoor air quality concernsHigh employee absenteeismFrequent tenant turnover

27

Financial Benefits of Retro-Commissioning

RCx can produce savings of 5-30% of total building energy costs, with simple payback averaging less than 6 monthsA study of 100 buildings in 2004 found median energy savings of approximately $45,000 per building and ranged as high as $1 8 millionas high as $1.8 millionNatural Capitalism: “It may be that managers can’t afford not to retrofit buildings to save energy, because doing so can make workers more productive. If labor productivity goes up just one percent, that will produce the same bottom-line benefit as eliminating the entire energy bill.”

28

LEED Projects

All LEED projects require commissioningp j q gEnergy & Atmosphere

− Fundamental Commissioning (prerequisite 1)− Credit 3: Enhanced Commissioning

Systems to be commissioned:Systems to be commissioned:HVAC, refrigeration and associated controlsLighting and daylighting controlsDomestic hot water systemsyRenewable energy systems (wind, solar, etc.)

29

Fundamental Commissioning Requirements• Designate a Cx Authority

− Buildings less than 50 000 sf CxA can be:− Buildings less than 50,000 sf, CxA can be:Employee or subcontractor to GCEmployee or subcontractor to CMEmployee or subcontractor to A/EMay be staff with construction responsibilities

− Buildings greater than 50,000 sf, CxA cannot be:• Employee or subcontractor to GCEmployee or subcontractor to GC• Employee or subcontractor to CM• Employee or subcontractor to A/E• Anyone with construction responsibilities

− Documented Experience− Understand Energy Efficient Design, Installation and Operation

Field experience: Start up TAB Troubleshooting O&M BAS− Field experience: Start-up, TAB, Troubleshooting, O&M, BASReview Owner’s OPR and A/E’s Basis Of Design

30

Fundamental Commissioning Requirements• Develop and Use Cx Specs

Must clearly define everyone’s roles and responsibilities− Must clearly define everyone s roles and responsibilities• Develop and Use Cx Plan

− Must clearly define who does what and when− Must be integrated into the construction schedule

• Verify Installation and Performance− Installation Verification Checksheets (IVC)Installation Verification Checksheets (IVC)− Operational Performance Testing (OPT)− Functional Performance Testing (FPT)− Integrated Systems Testing (IST)

• Complete Cx Report− Organized− Include Issues List− Identifies Unresolved Issues

31

Enhanced Commissioning Requirements• Designate an Independent Cx Authority

− Must be one of the following:Must be one of the following:Disinterested subcontractor to A/ECM not holding construction contractsIndependent consultant to OwnerOwner employee or staff

− CxA to Perform the “Enhanced Responsibilities” must be the same as the CxA that Performed the Pre-requisite ResponsibilitiesCxA that Performed the Pre requisite Responsibilities

Review Owner’s OPR and A/E’s BoD and Design Documents prior to mid-CD’s and Back-Check− 50% CD’s Must be Reviewed by CxA− CxA Must Perform a Back-Check of their review comments

Review SubmittalsC A M t R i S b itt l f E i t th t i t b i i d− CxA Must Review Submittals of Equipment that is to be commissioned

− Does not replace A/E’s normal responsibilities

32

Enhanced Commissioning Requirements• Develop a Re-commissioning Systems Management

Manual− Contractors Requirements for the Manual Must be Clearly Defined in

the Specifications− One-line diagrams provided by the Design Engineer− Vendor’s PM recommendations

• Verify Training− Operatorp− Occupant

• Post Occupancy Contract For Operations Performance Review− Must be performed by the CxA− Walk-thru and Review with O&M staff 10 months after

substantial completionsubstantial completion− Report Warranty Issues− Coordinate with Design Team

33

Who Uses Commissioning Services?

Colleges/Universities: many have mandated commissioning for “complicated” buildingscommissioning for complicated buildingsFederal Agencies (required): GSA, Air Force, Army Corps of Engineers, Dept. of State, Dept. of Energy, EPA, NavyState Governments (required for all state-funded buildings): Idaho, Maryland, Massachusetts, New Jersey, Oregon, Pennsylvania)g y )− California does not require commissioning, but does have state

energy standards that call for it− Georgia State Board of Education requires school districts to

perform commissioning on projects greater than 50,000 square feet

− New York requires commissioning for buildings over 20,000 q g g ,square feet

− Washington state requires all new educational buildings undergo the commissioning process

34

Who Uses Commissioning Services?

Local Governments: Austin, TX; Arlington, VA; Boulder, CO; Chicago and Cook County, IL; Los Angeles, CA; Portland, OR; San Jose, CA; San F i CA S ttl WAFrancisco, CA; Seattle, WAClark County (Las Vegas) public school system specifies commissioning of all new facilities construction

35

How Do I Select a Commissioning Provider?

Look for Related Not Necessarily Exactly SimilarLook for Related, Not Necessarily Exactly Similar ExperienceInclude the following in your RFQ:- List of Required Services

List of Systems To Be Commissioned- List of Systems To Be Commissioned- Identify Sampling Percentages, If Any

Ask for Samples of Prior Documents- Commissioning Plan

O ’ P j t R i t- Owner’s Project Requirements- Basis of Design

36

How Do I Select a Commissioning Agent?

Cx Fees Broken Out By TaskWork Out Final Cx Scope and Budget Face-To-FaceAt present, minimum professional recognition of Cx providers – difficult for Owners to determine who are experienced and fully qualified Cx providersFive organizations have developed professional certification programs: BCA, AEE, AABC, NEBB, University of Wisconsin

37

Keys to Successful Commissioning

Develop a Cx RFQ That Is Specific To Your ProjectDevelop a Cx RFQ That Is Specific To Your ProjectWork Out Final Cx Scope and Budget Face-to-FaceEarly Involvement of the Commissioning ProviderStrong Support of the Cx Process By The OwnerCl l D t th O ’ P j t R i tClearly Document the Owner’s Project RequirementsIdentify A/E Responsibilities in Their ContractEarly Completion of the Basis of Design DocumentIdentify Contractor Responsibilities in Their Contract

38

Keys to Successful Commissioning

Early involvement of owner’s operations staffEarly involvement of owner s operations staffIncorporate Cx tasks in the contractor’s schedule of valuesItemize Cx tasks in the construction master scheduleGet the O&M manuals early in constructionAvoid test sampling if budgets allowAvoid test sampling if budgets allowMake contractor responsible for cost of retestingMutual respect for each team members contributionOpen communication between all team members

39

Commissioning Contracts

• Fee is typically based on % of construction cost, usually between 0.5-3%.

• Square footage rates can range from $0.75 to $3.00/ft2

• Most common type of contract is a lump sum fee• 74% of commissioning costs are directly related to

laborlabor

40

Resources

American Society of Heating, Refrigeration and Air Conditioning Engineerswww.ashrae.org

United States Green Building Councilwww.usgbc.org

Building Commissioning AssociationBuilding Commissioning Associationwww.bcxa.org

U.S. Department of Energy – Energy Smart Schools Program

U.S. Environmental Protection Agency, IAQ Design Tools for Schools

41

“Why We Hired a Commissioning Agent”

Questions