Not Your Father’s CommissioningCommissioning Changes & Requirements for LEED v4

Presenters:TIM McELROY, COMMISSIONING AUTHORITYCertified Energy Manager, Qualified Commissioning Provider, LEED_AP

KEITH G. PEHL, PRESIDENT of OPTIMA ENGINEERINGProfessional Engineer, LEED AP

CHRISTINE M. QUIGLEY, PRINCIPALProfessional Engineer, Registered Roof Consultant, LEED AP

Everything Changes… All the Time

PrerequisiteFundamental

Commissioning and Verification

• Credit title renamed from “Fundamental Commissioning of Building Energy Systems”.• Modified intent to ensure project meets the owner’s projects requirements related to energy, water, indoor environmental quality and durability.• Added requirement for preparing an Operations andMaintenance Plan.• Added requirement to engage a Commissioning Authority by the end of the design development phase.• Clarified language for who can be the commissioning authority.• Included requirements for a design review of the enclosure.

CreditEnhancedCommissioning

•Added options for monitoring based commissioning and envelope commissioning.• Added requirements to prepare the building operators for the intended operation of building systems• Clarified language for who can be the commissioning authority.

• Requirement for preparing an Operating and Maintenance Plan• Requirement to engage Cx Agent by the end of the Design Development phase• Requirement for design review of enclosure

LEED 2009 LEED v4

Fundamental Commissioning

EnhancedCommissioning

FundamentalCx & Verification

Option 1 Option 2

EnhancedCommissioning

Path 1 Enhanced Commissioning (3 points)

Path 2 Enhanced and Monitoring Based Cx (1 point)

Envelope Cx (2 points)

Predesign, SD, DDLEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx

Owner documents Owner’s Project Requirements (OPR) same as EAp1

Design Team develops Basis of Design (BOD) document

same as EAp1

LEED v4

EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

OPR with envelope requirements Same as EAp1

BOD document including envelope Same as EAp1

Prior to start of CDs Owner designates CxA Same as EAp1

Commissioning Authority provides Cx Plan

Option 1(Choose either Path 1 or both

Paths)Option 2

Path 1:Same as EAp1

Path 2:AND ADD

development of monitoring-based procedures and

identify points to be measured and

evaluated to assess performance of

energy- and water-consuming systems

Same as EAp1 AND include envelope

Construction DocumentsLEED 2009

EAp1 Fund Cx

EAc3 Enhanced Cx EAp1 Fund Cx & Verification EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

N/A Prior to 50% CDs Owner designates CxA - - - --

N/A Prior to 50% CDs CxA provides Cx Plan - - - -

N/A Prior to 50% CDs CxA conducts Cx drawing design review

Prior to 50% CDs CxA conducts Cx drawing design review (includes envelope) Same as EAp1 Same as

Path1Same as EAp1

N/A Prior to 50% CDs CxA reviews OPR Prior to 50% CDs CxA reviews OPR Same as EAp1 Same as Path1

Same as EAp1

N/A Prior to 50% CDs CxA reviews BOD Prior to 50% CDs CxA reviews BOD Same as EAp1 Same as Path1

Same as EAp1

Project team incorporates Cx reqirements into

CDs

Same as EAp1 Project team incorporates Cx reqirements into CDs

Same as EAp1 PLUS

incorporates systems manual

requirements and operator and occupant

training requirements

Same as Path1

Same as EAc1 Path

1 PLUS Envelope

and training

requirements

N/A CxA performs back-check of all reviewed documents CxA performs back-check of all reviewed documents Same as EAp1 Same as

Path1Same as EAp1

LEED v4

BiddingLEED 2009 LEED v4

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1

Option 2

Path 1 Path 2

Owner designates CxA prior to installation. CxA presents

Cx Plan

CxA reviews contractor submittals for applicable systems

N/A

CxA reviews contractor

submittals for applicable systems

Same as Path 1

Same as EAc1 Path 1 PLUS envelope component submittals

ConstructionLEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

CxA verifies installation and performance of Cx'd

sytemsSame as EAp1

CxA verifies installation and performance of Cx'd sytems

(envelope excluded)

Same as EAp1

Same as Path 1

Same as EAp1 AND include

envelope

CxA performs systems functional performance

testingSame as EAp1

CxA performs systems functional performance testing (envelope

excluded)

Same as EAp1

Same as Path 1

Same as EAp1 AND include

envelope

N/AO&M and Systems Manual for the Cx'd systems developed and

verified

Systems Manual for the Cx'd systems developed and verified

Same as EAp1

Same as Path 1

Same as EAp1 AND include

envelope

Facilities Requirements and O&M plan for the HVAC and lighting systems developed and verified

Same as EAp1

Same as Path 1

Same as EAp1 AND include

envelope

LEED v4

EAp1 requirements: a sequence of operations for the building; the building occupancy schedule; equipment run-time schedules; setpoints for all HVAC equipment; set lighting levels throughout the building; minimum outside air requirements; any changes in schedules or setpoints for different seasons, days of the week, and times of day; a systems narrative describing the mechanical and electrical systems and equipment; a preventive maintenance plan for building equipment described in the systems narrative; and a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.

Post ConstructionLEED 2009

EAp1 Fund Cx

EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

N/A CxA verifies that operator and occupant training are complete

N/A

CxA verifies that operator and occupant training are complete AND effective

Same as Path 1

Same as EAc1 Path 1 PLUS envelope

components

CxA develops a Cx Report

Same as EAp1 CxA develops a Cx Report

Same as EAp1 PLUS develop an on-going commissioning plan

Same as Path 1

Same as EAc1 Path 1 PLUS envelope

components

N/A

Verify delivery of updated Facilities

requirements, O&M plan and Systems

Manual

Same as Path 1 AND include

needed changes in

settings found during

monitoring with reasonfor changes

Same as EAc1 Path 1 PLUS envelope

components

LEED v4

OccupancyLEED 2009

EAp1 Fund Cx

EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

N/ACxA reviews building operation within 10 months after substantial completion

N/A

CxA reviews building operation within 10

months after substantial completion

Same as Path 1

Same as EAc1 Path 1 PLUS envelope

components

N/AVerify seasonal

testingSame as Path 1

Same as EAc1 Path 1 PLUS envelope

components

LEED v4

CxA RestrictionsLEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

<50,000 gsf: CxA can be from design or

construction team in addition to below

Any gsf: CxA is a 3rd party contracted by owner, architect or

engineer. Also owner's rep or employee

<20,000 gsf: CxA can be from design or construction team in

addition to below

Any gsf: CxA is a 3rd party contracted by owner, architect or engineer. Also owner's

rep or employee

Applies to ALL paths & options

>50,000 gsf: CxA can be 3rd party, Owner's Rep or employee. Can be from

design firm or construction company but only responsibility is Cx

>20,000 gsf: CxA can be 3rd party, Owner's Rep or employee.

Can be from design firm or construction company but only

responsibility is Cx

Any gsf: Reviewer of envelope design can be performed by a

member of design or construction team

LEED v4

CxA QualificationsLEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1

Option 2

Path 1 Path 2

(2) buildings similar in type and scope (2) buildings similar in type and scope; early design through 10 month occupancy

LEED v4

Systems Required to be in Scope of CxALEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx

EAp1 Fund Cx & Verification EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

HVAC Same as EAp1 HVAC and controls Same as EAp1

Same as EAp1 PLUS

monitoring equipment

Same as EAp1

Domestic Hot Water Same as EAp1 Domestic hot water including pumps and controls Same as EAp1 Same as EAp1 Same as EAp1

Lighting & Daylighting Controls

Same as EAp1Service and distribution, lighting system, lighting

and daylighting controlsSame as EAp1

Same as EAp1 PLUS

monitoring equipment

Same as EAp1

Renewable Energy Same as EAp1 Renewable Energy

Building Envelope (design phase only) Same as EAp1 Same as EAp1

Same as EAp1 PLUS

construction phase and occupancy

LEED v4

Building Enclosure Commissioning (BECx) is a quality-focused process involving evaluation, verification, and documentation that a building’s envelope design, construction and operation meet defined performance expectations established during

project initiation in the Owner’s Project Requirements (OPR).

Building Enclosure Commissioning

Building Enclosure Systems• Foundations• Below Grade Walls• Plaza Decks and Planters• Exterior Cladding• Curtain walls and Storefronts• Windows and Doors• Sealant, Expansion Joints and Flashings• Air Barriers• Roofs • Skylights

Why BECx?• BE Function & Performance Expectations

• Thermal Performance• Air/Moisture/Light Control• Fire Resistance• Acoustical Performance• Indoor Comfort• Structural Integrity• Security• Aesthetics• Maintainability/Sustainability• Economically Viable

Why BECx?• LEED 2009 EA Prerequisite 1: “The building envelope is an important component of

a facility that impacts energy consumption, occupant comfort and indoor air quality. While this prerequisite does not require building envelope commissioning, an owner can achieve significant financial savings and reduce risk of poor indoor air quality by including it in the commissioning process.”

• Energy Savings• 2005 NIST Study concluded that “…

continuous air barrier systems can reduce air leakage by up to 83%...”

• ASHRAE Journal, March 2005: “Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%.”

Why BECx?

• Building and MEP System Performance Dependent upon Building Enclosures• Well-recognized MEP Cx Benefits• MEP systems rely on properly designed and installed

Building Enclosure Systems• Without air/moisture/thermal control, HVAC systems

utilized to achieve thermal comfort and quality of indoor air will be unnecessarily expensive to install, operate and maintain

Why BECx?

• Underperforming Buildings• March 2008 New Buildings Institute Study: 25% of LEED

buildings are extremely less energy efficient than forecasted• LEED Gold Project Twin Lakes Green Building Complex

(Sarasota County, FL): Evacuated for mold• LEED Platinum Project (Wake Forest, NC): Costly water

intrusion investigation and flashing repair project

Why BECx?

• Small Percentage But Big Consequences • “Transitions between building envelope components or

assemblies generally total less than 1% of the building envelope area but can account for 90% of envelope failures and leakage.” - (NIBS Annex U, 2006)

• “Errors and omissions in design and construction process are primary (and most frequently overlooked) source of uncontrolled rainwater penetration through the Building Envelope and represent 80% of all construction-related claims in the US.” – (Real Estate Issues. 33.3, 2008)

Why BECx?

• Small Percentage But Big Consequences • BE Design Flaws/Construction Defects result

in:• Uncontrolled air/water intrusion• Premature failures/deterioration• Biological growth• Increased energy costs• Costly investigations/repairs• Decreased occupant productivity/tenant

retention

Why BECx?

BECx Approach• Follow Industry Standards:

• ASHRAE Guideline 0-2005• NIBS Guideline 3-2012• ASTM E2813-12

BECx Approach

BECx Process• Pre-Design Phase• Design Phase• Construction Phase• Occupancy and Operations Phase

Pre-Design Phase Services

• Attend project kick-off meeting• Establish communication plan• Review project requirements • Discuss influencing factors

• Develop/document preliminary BE Owner’s Project Requirements (OPR)

• Identify Scope and Budget for BECx• Develop preliminary BECx Plan

Owner’s Project Requirements

• OPR Example: Exterior Enclosure Curtain Wall• Thermal Performance Criteria: Minimum R or U values• Structural Performance Criteria: Minimum live, snow,

wind loads, maximum deflection and drift • Fire Resistance Criteria: Fire rating• Air Leakage Criteria: Maximum CFM/s.f. at specified

pressure (psf) measured by specified standard• Water Leakage Criteria: No uncontrolled leaks at a static

for specified pressure (psf) measured by specified standard• Condensation Control: Minimum Condensation Resistance

Factor• Others: Acoustical Performance, Glare Control

BECx Plan

• BECx Plan Outlines:• BECx process• Roles and responsibilities of BECxA

and other project team members• Methodology to verify and document

compliance of as-built construction with contract documents and OPR• Clear, unambiguous definitions of

failure and quantifiable threshold of performance to validate OPR and BOD

Relative Humidity Comparison

40

50

60

70

80

90

100

7/26/1012:00 PM

7/27/1012:00 AM

7/27/1012:00 PM

7/28/1012:00 AM

7/28/1012:00 PM

7/29/1012:00 AM

7/29/1012:00 PM

7/30/1012:00 AM

7/30/1012:00 PM

Time, day/hr

Re

lati

ve

Hu

mid

ity,

%

Beam Cavity RH%

Occupied Area RH%

Exterior RH%

Design Phase Services• 3rd Party Independent design review during Schematic

Design, Design Development and Construction Document Phases

• Attend design review meetings• Deliver BECx Specification Section 019115• Develop and maintain Basis of Design (BOD)• Update OPR and BECx Plan

Design Reviews• BE Drawings/Details Address:

• Drainage Plane/Flashing Details• Air/Vapor Barrier System Details• Thermal Barrier Details

• BE Reviews Verify:• Continuous/Constructible Control Layers• Material Compatibility and Product

Appropriateness• Compliance with OPR, Building Code and

Manufacturer’s Requirements• Drawing Continuity: Identification of Missing

or Conflicting Details

Pre-Construction Phase Services

• Attend Pre-Bid Conference• Review BE Information in Bids• Review BE Submittals and Shop Drawings • Coordinate BECx activities with Contractor• Update and Document OPR, BOD, BECx Plan

Construction Phase Services• Attend pre-construction, mock-ups installations and

construction progress meetings• Perform on-site inspections and report observations

• Assist with QA/QC reviews• Develop and maintain BE-related punch list reports of

outstanding or defective items

• Develop/distribute BECx close-out documents• Maintain/Update OPR, BOD and BECx Plan• Observe or Conduct Performance Verification Testing

Inspection Services

Performance Verification Testing• Air Leakage• Static and Dynamic Pressure Water Penetration• Adhesion Strength Testing• Anchor strength• Sound

Performance Verification Testing• Infrared Imaging• IR/Nuclear Roof Surveys• Flood testing• Dynamic Pressure Water Penetration • Wind Uplift Testing

Occupancy and Operations Phase Services

• Attend Occupancy and Operations planning meeting• Provide Final BECx Report

• Summary of BE systems tested and results• Tabulation of BE system warranties• Maintenance Manual

• Perform limited survey and testing (nondestructive) of BE systems at milestone intervals

• Assist with LEED Certification• University of Florida: Innovation in Design credit for BECx• LEED V4: BECx still not part of prerequisite Cx but BE Design

Review required

Systems optional in scope of CxA (must pursue EAc3 / EAp1 to apply for ID credit)

LEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

N/A Envelope N/A Envelope Cx during & after construction

N/A Fire & Life Safety N/A Fire & Life Safety

N/A Water Collection systems N/A Water Collection systems

N/A Stormwater Management N/A Stormwater Management

N/A Water Treatment N/A Water Treatment

N/A IT Systems N/A IT Systems

N/A Irrigation N/A Irrigation

LEED v4

Referenced Standards

LEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

NONE NONEASHRAE Guidelines 0-2005 and 1.1-2007; NIBS Guideline 3-

2012

LEED v4

•ASHRAE Guidelines 0-2005 - GENERAL •ASHRAE 1.1-2007 – HVAC Systems• NIBS Guideline 3-2012 – BUILDING ENVELOPE

Envelope Requirements

LEED 2009

EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path 1 Path 2

NONE NONEInclude in OPR, BOD and

review of OPR, BOD and design documents

NONE NONE

same as EAp1 PLUS envelope inspection and performance

testing

LEED v4

Documents required to be uploaded to LEED OnlineLEED 2009

EAp1 Fund Cx

EAc3 Enhanced Cx EAp1 Fund Cx & Verification

EAc1 Enhanced Cx

Option 1Option 2

Path1 Path 2

Summary of the Cx Report

Cx Plan TOCTraining

PlanMeasurements

Points

Evidence of envelope

performance testing

(1) completed FTOngoing

Commissioning Plan

Current Facilities Requirements (CFR) and O&M plan and TOC

Summary of the Cx Report

LEED v4

Bottomline Changes to v4 from v2009Fundamental Cx & Verification

• Includes envelope design review

• 50k sf lowered to 20k sf• CxA designated prior to CDs• Added review and back-check

of OPR, BOD and design documents

• Added systems manual and facilities requirements documentation

• Additional documentation uploaded to LEED Online

Enhanced Cx:

Option 1/Path 1• Added ongoing Cx plan• Added systems manual requirements and

operator and occupant training requirements to CDs

• Verifying delivery of Facilities requirements, O&M plan and Systems Manual

• Verify seasonal testing occurredOption 1/Path 2• M&V

Option 2• Envelope inspection and performance

testing

QUESTIONS?

THANK YOU