Gbf08 muggleton commissioning

Presented by:

Adam Muggleton, Cobalt Engineering

Commissioning and Sustainability:Ensuring Your ROI

The Fourth Annual Green Building Festival

September 10, 2008

Presented by:

Adam Muggleton, MSc, LEED® AP

Managing Partner Toronto

September 10, 2008

Commissioning & Sustainability: Ensuring your ROI

Cobalt Engineering

At Cobalt, we give life to buildings.

Adopting a holistic perspective, we

offer fully integrated mechanical

and electrical services with a

sustainable focus to deliver high

performance building solution for

every project.

IKEA, Calgary, AB

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September 10, 2008


Adding Value

• Advanced Energy,

Building Comfort Modeling

• Passive Design

• Microclimate Analysis/Modeling

• Daylighting Analysis

• Façade Design

• Sustainable Master Planning

• External Airflow Analysis

• LEED Consulting

• Commissioning

Metropolis at Metrotown Mall, Burnaby, BC

Boston Pizza, Various locations across Canada

IGA, Various locations across Canada

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September 10, 2008


Today’s Global Issues

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September 10, 2008


Why Commission Buildings?

A 2002 study of 60 buildings in USA found:

• 50% had control problems

• 40% of HVAC equipment did not function properly

• 15% had missing equipment

• 25% of energy management systems, economizers and variable speed

drives did not function correctly

• 60% of insurance claims are related to HVAC issues

• The number one source of complaints is HVAC

• The average cost of energy due to above $3 ft2

LBNL. (2002). Lawrence Berkeley National Laboratory Survey of 60 Buildings in USA. http://buildings.lbl.gov/hpcbs/Year_01/Element_5)/

01_E5.html

http://buildings.lbl.gov/hpcbs/Year_01/Element_5)/

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September 10, 2008



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September 10, 2008



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September 10, 2008



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September 10, 2008


No Commissioning?

Image courtesy of Zurich U.S.

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September 10, 2008


The American Society of Heating,

Refrigeration and Air-Conditioning

Engineers (ASHRAE) Guideline 0-2005:

The Commissioning Process, defines

commissioning as a “Quality oriented

process for achieving, verifying and

documenting that the performance of

facilities, systems and assemblies meets

defined objectives and criteria”.

Commissioning is multi discipline and can

be considered a bridge between the design

and delivery of a project. The more

complex and interconnect the systems or

building the greater the need for

commissioning.

Commissioning Definition

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September 10, 2008


The commissioning process is based on larger global quality process

movement.

The key tenants of a quality process are:

The end goal must be defined

Work to be done right the first time

Each individual worker is responsible for quality

Verification of work, not inspection

Focus on long term whole life of product i.e. building

Improve quality and lower costs - lean construction

Commissioning and Quality

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September 10, 2008


What is Commissioning?

• A planned, collaborative and

systematic process

• Takes place and adds value

throughout the entire project

• Confirms that systems and the

building function as an

integrated whole

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September 10, 2008


What is Commissioning?

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September 10, 2008


Commissioning Sustainable Buildings

• Commissioning, maybe counter intuitively, is very important for highly sustainable “green” buildings or “Net Zero” buildings

• Buildings are systems in their own right

• Commissioning commences at the component level and extends to the building level

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September 10, 2008


Risks to Project Completion

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September 10, 2008


Commissioning Adds Value

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September 10, 2008


Commissioning KPI’s“You cannot manage what you do not measure”

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September 10, 2008


Commissioning ProcessPre Design Phase = Quality Management

Pre Design

Owner hires design team

Owner hires commissioning authority

Develop expectations & budgets

Determine scope & budget

Develop owners intent

Deliverables

✓ Team appointed

✓ Draft scope & budget

✓ Draft owners intent document

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September 10, 2008


Commissioning ProcessDesign Phase = Quality Management

Design

Design for commissioning review

Develop basis of design document

Commissioning Charrette

Develop commissioning plan

Review LEED check list

Develop commissioning contract

document clauses

Develop test sheet suite

Develop draft functional test

protocols(FTP’S)

Deliverables

✓ Owners intent document

✓ Basis of design document - design team

✓ Issues log and Risk register

✓ Robust design

✓ Integrated commissioning logic network

✓ Commissioning plan

Commissioning Plan includes:

✓ Scope

✓ Responsibility matrix

✓ Documentation matrix

✓ Systems logic networks

✓ Book of systems interfaces

✓ Pre-functional test documentation

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September 10, 2008


Commissioning ProcessConstruction Phase = Quality Control

Construction Phase

Contractors commissioning workshop

Review submittals & O&M’s

Assistance in problem resolution

Installation inspections

Sample witness of static systems testing

Observe equipment & systems start up

Finalize functional test protocols(FTP’S)

Refine basis of design document

Refine commissioning plan

Finalize commissioning program

Deliverables

✓ Ownership of the commissioning plan

✓ Low levels of installation defects

✓ Agreed commissioning plan

✓ Right first time commissioning

✓ Quality control

✓ Deficiency reports

✓ On time systems commissioning

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September 10, 2008


Contractors’ First Reaction to Commissioning!

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September 10, 2008


Commissioning Process Acceptance Phase = Quality Control

Acceptance

Sample witness vendor commissioning

Sample witness systems commissioning

Sample witness TAB

Witness 100% all life safety systems

Use FTP’s to verify systems performance

Global integration testing

Black building test

Assist in problem resolution

Collate & document all systems test results

Produce the commissioning report

Review and coordinate O&M team training

Deliverables

✓ Tested and validated building and systems

✓ Documented building performance

✓ Fully operational & optimized building

✓ Timely completion of commissioning

✓ High quality environmental conditions

✓ Low levels of deficiencies

✓ Low levels of call backs

✓Set trend logs to monitor building

performance

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September 10, 2008


Commissioning Process Acceptance Phase - Post Occupancy = Quality Control & Fine tuning

Occupancy

Deferred FTP testing

Deferred seasonal testing

Systems optimization

Post occupancy adjustments

Review of outstanding defects

Lessons learned workshop

Deliverables

✓Up-dated commissioning report

✓Lessons learned report / workshop

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September 10, 2008


Cause of Defects in Construction

Product/

Equipment

Failures, 10%

Construction

Problems, 40%

Design

Problems, 50%

Cost of NOT Commissioning

Commissioning exposes deficiencies in design and installation

M Billington. (2001). Defects in Buildings: Symptoms, Investigation, Diagnosis and Cure. www.BRE.co.uk

http://www.bre.co.uk/

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September 10, 2008



Cost of rectifying quality failures increases as the project progresses:

Cost

Rectified at design stage 1.00 (Zero)

Rectified during construction 3 times design stage

Rectified at completion 8 times design stage

Rectified in use unlimited!

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September 10, 2008



Energy Costs at Differing RTU Minimum Outside Air Settings

$46,488

$61,349

$80,820

$99,315

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

21% (Design) 30% 40% 50%

% OA During Occupied Hours

An

nu

al C

os

t ($

)

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September 10, 2008


Costs of Commissioning

PECI. (2002). New Construction Commissioning Costs. www.PECI.org

Estimates of Construction Phase Commissioning Costs

(Costs from the commission authority in new construction, per square foot)

http://www.peci.org/

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September 10, 2008


Benefits of Commissioning

• Increased occupant thermal comfort

with improved environmental control

• Improved indoor air quality

• Smoother turnover from contractor to

owner

• Optimized Energy Performance

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September 10, 2008


Benefits of Commissioning

• Reduced construction, operating and

maintenance costs

• Reduced energy consumption

• Reduced RFI’s and change orders

• Reduced contractor and vender call

backs

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September 10, 2008


Thank You

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