ASHRAE WILL GIVE ASHRAE WILL GIVE YOU THE WORLDYOU THE WORLD
Give Back to Give Back to
ASHRAEASHRAE
This ASHRAE Distinguished Lecturer is brought to you by the Society Chapter Technology Transfer Committee
CTTC needs your feedback to continue to improve CTTC needs your feedback to continue to improve the DL Programthe DL Program Distribute the DL Evaluation Form to all attendees Collect at the end of the meeting Compile the attendee rating on the Event Summary Critique Send the completed Event Summary Critique to your CTTC
RVC and ASHRAE Headquarters
Complete the Distinguished Complete the Distinguished Lecturer Lecturer
Event Summary CritiqueEvent Summary Critique
Forms are available at:Forms are available at:www.ashrae.org/distinguishedlecturers
BECOME A FUTURE LEADER IN ASHRAE – WRITE THE NEXT BECOME A FUTURE LEADER IN ASHRAE – WRITE THE NEXT CHAPTER IN YOUR CAREERCHAPTER IN YOUR CAREER
YOU ARE NEEDED FOR:Membership PromotionResearch PromotionStudent ActivitiesGrassroots Gov’t Affairs
CommitteeChapter Technology Transfer
Technical Committees
Find your Place in ASHRAE! Visit Find your Place in ASHRAE! Visit www.ashrae.orgwww.ashrae.org
ASHRAE Members who attend their monthly chapter meetings become leaders and bring information and technology back to their job.
Presented by T. David Underwood, P.Eng., FASHRAE
For London Chapter Date: February 24, 2014
Tips, Tricks & Techniques of Commissioning
Tips Start as early as possible in the building process Consider using integrated building design
Tricks Commissioner is project facilitator
A human resources management expert
Techniques Follow ASHRAE Guideline O & Guideline 1.1
How to Approach Commissioning ?
ASHRAE definition: A quality-focused process for enhancing the
delivery of a project Verification & documentation that all systems
and assemblies are planned, designed and installed, tested and operated and maintained according to the Owner’s Project Requirements
Simplified definition: Transfer of designers knowledge to the
operators’ hands
WHAT IS COMMISSIONING?
To assure: Owner’s Project Requirements (OPR) are
met Project constructability Education and training of operators
Why commission a project?
Commissioning ties together: Owner Designer Constructor Operator and maintenance staff
What is the outcome of commissioning?
Depends on size, type and complexity of a project
May require a certified Commissioning Process Manager (CPMP)
ASHRAE certification Other related professional qualifications
Commissioning only one or two systems requires a specific Commissioning authority
Who is the appropriate commissioning authority?
Owners Project Requirements (OPR) Basis of Design (BOD) Issues Log and Commissioning Process
Report Systems Manual
What are essential documents for getting
started?
Thorough and comprehensive start-up instructions for all project participants
Detailed operation and maintenance information that is project specific i.e. systems approach
Seasonal performance checks Reduction of call back/warranty problems
What is the value for owners?
Use commissioning authority expertise to assist in:Developing a comprehensive OWNER’S PROJECT REQUIREMENTS (OPR) for all systems to be commissioned
What should an owner do?
Anticipated building uses Appropriate design standards Proposal procedure, e.g.
Design bid build Integrated design Design-build
Operator skill level
What OPR details to consider?
OPR is a living document to be adjusted by Owner during life of project based on the following:
Facility objectives Environmental and efficiency goals Indoor Environmental Quality Requirements
(IEQ) Commissioning process and scope System and equipment access Systems Manual requirements
What causes OPR details to be adjusted?
Knowledge regarding systems development
Extensive construction experience
Information on skill level required of operations staff
What does CxA bring to the owner for developing
OPR?
Applicable codes and standards relevant to the project
Project schedules Specific project requirements Training for operations personnel & tenants
What affects OPR Details?
Consider commissioning prior to engaging design professionals
Develop the Commissioning plan (Cx), initially by the Owner (with help)
Identify what systems and assemblies are to be commissioned
Define performance and acceptance criteria
How does the owner get started on a Commissioning
Plan?
Roles and responsibilities of the CxA Commissioning process and schedule Project design Verification procedures How to address OPR deviations
What is documented in the Commissioning Plan?
Details of design procedures & processes to meet the OPR
Details of design issues that deviate from the original OPR
Owner’s approval of design
What is the Basis of Design (BOD) document?
Defines milestones of BOD submittals Describes in detail the design approach to meet
OPR Provides details for review as the design evolves Coordinates technical & code requirements Logs all design changes affecting the OPR
UNDER NO CIRCUMSTANCES DOES THE COMMISIONING AUTHORITY (Cx)
MAKE DESIGN CHANGES
What are the critical elements of the BOD?
Cx authority assesses BOD compliance to OPR throughout various design stages
Owner accepts or not OPR changes during design process
Owner approves the CxA review report and the design team’s response before start of construction
Who verifies that BOD meets OPR?
1. Date of review2. Specification reference3. Contract drawing reference4. Summary of equipment/systems not in compliance with
OPR5. Compliance with the OPR
DOES NOT REPLACE ENGINEER’s DESIGN REVIEW OF EQUIPMENT COMPLIANCE WITH CONTRACT DOCUMENTS
1.
What does CxA include in submittal review?
Uses skills to sell the Cx particularly if it has not been used before
Participates with project manager or general contractor in developing compatible job scheduling
May assist in developing project specific verification documents with relevant parties
May produce interference sketches to avoid trade conflicts
What does the CxA do during Construction?
Job specific protocols for systems and assemblies including long term data collected
Test reports Failed tests are repeated as per Cx plan
What does CxA observe & test?
A summary of test reports are presented to the Owner
All verification reports are included in the final commissioning process report
How are test protocols reported?
CxA and Cx team develop a project specific form
Issues and unresolved issues are noted All issues shall have supporting documentation
indicating parties responsible for resolution
Owner reviews and accepts the Issues & Resolution report (included in the Cx process report)
How are Issues & Resolutions documents
prepared?
Helps CxA keep track of construction difficulties Gives contractor a road map to reducing final
“punch list” developed by the design team Reduced “punch list” results in earlier
Substantial Completion and Final Project Payment
Reduces call back and warranty issues for contractors
What is the value in developing an Issues &
Resolutions report?
Project specific documentation of:•how all commissioned systems operate •how to appropriately maintain them
After the OPR, systems manual is probably the most valuable document prepared under the
commissioning process.
What is the Value of a Systems Manual?
Provide necessary information to the facility operating staff to understand how to operate the building
Assemble all building design, construction and testing results in one document
Provide document source to be used in training materials
Provide information for performance improvement during on going commissioning
What are objectives of Systems Manual?
Use the following presentation formats Written documents Electronic presentation Cloud storage
Organize manual by commissioned system
How is Systems Manual formatted?
Section 1 - Executive Summary Section 2 - Facility Design and Construction Section 3 - Building System & Assembly
Information Section 4 - Facility Operations Section 5 - Training Section 6 - Commissioning Process Report Details for these sections may be found in the
Guideline documents
What is in the Systems Manual?
Learning objectives Instructor’s qualifications for Owner’s
approval Training materials Methods to be employed Training location, duration of training &
total hours Reports & records
What is in the section for training operation and maintenance
personnel?
Use principles of adult learning Develop a lesson plan Provide the Systems Manual as a basic tool
for developing the plan Record the lesson procedures including
lecture and hands on activity for future reference
Schedule refresher courses
How does one train operation and maintenance personnel?
Beginning at substantial completion, CxA:
Conducts seasonal performance activities, with responsible parties
Assures on going training for operations and maintenance personnel
Observes warranty actions directed by the GC
What occurs post occupancy?
CxA submits all documents to the Owner: OPR BOD Issues log Commissioning process report Systems manual
What occurs at the end of the post occupancy period?
Owner – has a project which meets the OPR Designer – has detailed instructions to
develop a project BOD Constructor – has coordination assistance,
lines of communication, earlier completion and reduced warranty costs
Operation & Maintenance Personnel- have clear instructions regarding building operation
Who benefits from the commissioning process?
Building Performance Alliance (BPA) 14 organizations working together for
cooperative commissioning definitions and processes
Developed a Commissioning Roadmap 6 papers describing the roadmap
Guideline 0-2013 is now available
What is new in the commissioning process?
Questions??
