The Benefits of Building The Benefits of Building CommissioningCommissioning

Carl N. Lawson

Hanson Professional Services Inc.

Rapid City South DakotaRapid City South Dakota

ASHRAE

We are told never to cross a bridge until it is finished.

In this business we cross bridges every day that have not been finished.

And we will continue to do so.

What is the Total Building Commissioning Process (TBCxP)?

A Quality Process to VERIFY and DOCUMENT

that building systems and assemblies

meet the needs of

BUILDING OWNERS and OCCUPANTS.

What is TBCxP?What is TBCxP?

Owner orientated

Team Responsibility

Continuous improvement

Lower cost, more profits

Consistent delivery of construction projects

So, why are we here and what

does TBCxP have to offer?

Essential Concept of TBCxPEssential Concept of TBCxP It takes the uncertainty out of the delivery

of a constructed projects

Does as well as any other approach, but at a lower cost

Has means to use statistical tools based upon probability distribution of outcome or based upon random estimate of expected outcome distribution

Has an element of continuous improvement

Transfers knowledge from planning to operations

Goals of TBCxP Document owner’s goals and

requirements

Keep project team focused on owner’s goals

Prevent or eliminate problems inexpensively

Lower overall costs for the owner

Increase profits for project team by decreasing costs

TBCxP Best PracticeTBCxP Best Practice

Cost effective

Owner’s Project Requirement orientated

Team (commissioning process team)

Quality tools used

Orientated on delivery of the constructed project for: owner, occupants, and O&M

What Each Team Member WantsWhat Each Team Member WantsARCHITECTS

Design the next wonder of the world

Fewer change orders

Fewer RFI’s

Contractor to build it like it is designed

No site visits

Do the engineer’s inspections

No attorneys involved

What Each Team Member WantsWhat Each Team Member Wants

ENGINEERS

Design that is not VE’d to death

Fewer change orders

Fewer RFI’s

Contractor to install it like it is designed

No inspections

Do their own CA

No legal hassle

Paid on time

What Each Team Member Wants What Each Team Member Wants

SUB-CONTRACTORS

Design he can change (for he believes his design is better)

A/E should stay off the job site

Work at his own pace

Get paid in a timely manner

Holds supplier’s money since he has not been paid by the GC

Get off the job quickly

Hope he gets his retainage

What Each Team Member WantsWhat Each Team Member WantsGC/CM A design that works To VE the daylights out of it A/E should stay off the site Do it his way Paid 30% mobilization fee Paid monthly on time Hold subcontractor’s payment as long

as he can Get off the job and hope he gets his

retainage

What Each Team Member WantsWhat Each Team Member WantsOWNER

Project that is pretty, functions well and all systems work

Project is complete, on time and within budget

No change orders

No RFI’s

Low interest construction loan

Makes excuses about paying designers and contractors on time

Hopes the building and systems work as anticipated.

What Each Team Member WantsWhat Each Team Member Wants

Manufacturers

Equipment and system approval

Ship equipment early

Warranty to start when equipment leaves factory

Why can’t I submit on this project?

Take their time in completing project

Paid without penalty

ENERGIZED

SYSTEM

STATICSYSTEM

HUMAN SYSTEM

The Three Systems of BuildingsThe Three Systems of Buildings

STATIC SYSTEM: (THE FRAME AND ENVELOPE)ENERGIZED SYSTEM: (THE BUILDING SERVICES)HUMAN SYSTEM: (THE TENANTS AND OCCUPANTS)

OWNER

CONTR

ACTO

R

Building RelationshipsBuilding Relationships

A/E

COMMISSIONING AUTHORITY

Role of the Commissioning AuthorityRole of the Commissioning Authority Determine what the owner really wants

Work with design team to implement a Basis of Design (BOD) document and Owner’s Project Requirements (OPR) document

Develop a plan to implement the BOD and OPR into the construction documents

Verify the right systems are being installed

Verify the operation of the systems

Document the entire project

Price vs. CostPrice vs. Cost

Price is something you pay one time

Cost is what it takes to operate

PRICE

QUALITY

SPEED

Pick any Two

Benefits and Cost Savings Potential vs. Cost to Implement or Change

Benefits and Cost Savings Potential vs. Cost to Implement or Change

Concept Design Construction Acceptance Occupancy

Benefits and Cost Savings

Cost to Change

Phases

Commissioning ConsultantCommissioning ConsultantDefinition of “Consultant” – someone called in to share the blame.

The Blame Game…Dr. John Parker

Lawyer – Have we left anything out?

Surgeon – Have we left anything in?

Engineer – Is there anything left?

What is CommissioningWhat is Commissioning

Commissioning is a process to verify that the owner has received what they contracted for during the programming and design phases and during the construction phase. It also gives them a comfortable feeling of knowing someone is looking out for them throughout the project and the 1st year of occupancy

It also verifies that the architects and engineers have received the systems they designed and approved

The Principal Goal of CommissioningThe Principal Goal of Commissioning

The Principal Goal of the Commissioning Process is:

The identification and correction of problems as early in the process as possible.

Top 10 Deficiencies Discovered by Commissioning New & Existing Buildings

Top 10 Deficiencies Discovered by Commissioning New & Existing Buildings

Incorrect scheduling of HVAC and Lighting equipment

Incorrect heating and cooling Sequence of Operation

Incorrect Calibration of Sensors and Instrumentation

Lack of control strategies for optimum comfort and efficient operation

Malfunctioning air and water side economizers

Top 10 Deficiencies Discovered by Commissioning New & Existing Buildings (cont.)

Top 10 Deficiencies Discovered by Commissioning New & Existing Buildings (cont.)

Under-utilized computer-based control systems

Short cycling of HVAC equipment leading to premature failure

Lack of design intent and building documentation

Lack of training for building operators or service contractors on complex systems

Missing specified and pair-for equipment economizers

What Commissioning is NOTWhat Commissioning is NOT

Test and Balance

Start-up

Plan Review

Design

Contract Administration

Inspection

When Should Commissioning Begin??When Should Commissioning Begin??

Near the end of the Construction Phase?

When MEP systems installation begin?

When construction begins?

When design is complete?

When CD’s are started?

When DD’s are Started?

When SD’s are started?

Prior to beginning design?

It is mandatory to commission all LEED projects to a specified level

Some states have mandated that state owned or leased buildings be commissioned

US FEDERAL GSA has mandated that GSA buildings be commissioned

More and more hospitals are now requiring commissioning

Commissioning is a standard in Canada

Commissioning – Where it is goingCommissioning – Where it is going

Why Required?Why Required?

Low quality construction- construction deficiencies

Complex systems – difficult to test

Integrated systems – do cause problems

ASHRAE Guideline 0-2006ASHRAE Guideline 0-2006

Describes the commissioning process that will ensure HVAC systems perform in conformity with design intent and owner’s project requirements

Phases of CommissioningPhases of Commissioning

Pre-Design

Design

Construction

Occupancy

Project Turnover

Warranty

How does the CxA meet his Responsibilities?How does the CxA meet his Responsibilities?

Conduct a OPR Charrette with the owner and design team.

Create and publish the OPR.

Review each step in the process to ensure compliance with the OPR.

Conduct regular meetings with the Cx Team to ensure communications are free flowing.

Document the entire process for the benefit of the owner and his staff.

Systems CommissioningSystems Commissioning

Verifies operation of components under various conditions

Verifies interaction between systems and subsystems

Documents performance of systems to design criteria

Instructs building personnel on proper operation of systems

Ongoing after building occupancy as requirements change

Cost Savings from Building CommissioningCost Savings from Building Commissioning

Energy Savings of 20 to 50%

Maintenance savings of 15 to 50%

Reduction in claims from 2 to 20%

Reduction of in-house overtime costs

Reduction of trouble-shooting costs

Who are the PlayersWho are the Players

Architect

Engineers

Owner’s Representative

Construction Manager

Mechanical Contractor

Electrical Contractor

Controls Sub-Contractor

Others as deemed necessary

ResponsibilitiesResponsibilities

ARCHITECT/ENGINEER

Be a team player

Design the project with owner’s thoughts and requirements in mind

Be willing to make changes

Attend and participate in the commissioning meetings

Attend and participate in the owners project requirement meeting

Responsibilities (Cont.)Responsibilities (Cont.)

With the assistance of the CxA develop the basis of design document

Answer RFI’s in a timely manner

Answer change orders in a timely manner

Attend and participate in the VE process

Responsibilities (Cont.)Responsibilities (Cont.)

OWNER’S REPRESENTATIVE

Make decisions in a timely manner

Attend and participate in owners project requirement meeting

Attend and participate in commissioning meetings

Must own commissioning authority’s contract

Approve the owners project requirement document

Approve the commissioning plan

Responsibilities (Cont.)Responsibilities (Cont.)

CONSTRUCTION MANAGER

Manage the project

Coordinate sub-contractors work

Attend and participate in the commissioning meetings

Attend and participate in the owner’s project requirement meeting

Attend and participate in the VE process

Have coordination drawings developed

Responsibilities (Cont.)Responsibilities (Cont.)

MEP CONTRACTORS

Install their respective work

Complete the various checklist

Be part of the commissioning team

Attend and participate in the owners project requirement meeting

Attend and participate in the commissioning meetings

Attend and participate in the VE process

Be a team player

Responsibilities (Cont.)Responsibilities (Cont.)

COMMISSIONING AUTHORITY

Manage the commissioning process

Develop the commissioning plan

Develop the commissioning specifications

Work with all the other team members

Develop the owner’s project requirement document

With the assistance of the engineer develop the basis of design

Verify mold and mildew concerns

Responsibilities (Cont.)Responsibilities (Cont.)

COMMISSIONING AUTHORITY

Conduct the commissioning meetings

Review the project in a timely manner

Review the submittals for compliance

Review the warranties for the record

Review the checklist

Perform the FPT

Turn building over to the owner

Not responsible for the design

CxA Responsibities During DesignCxA Responsibities During Design

Review the SD documents and issue comments to the design team

Review the DD documents and issue comments to the design team

Review the CD documents and issue comments to the design team

Work with the VE process

To Correct Major ProblemsTo Correct Major Problems

The contract for the commissioning work should be awarded in the programming phase

The commissioning contract should be professional services directly contracted with the owner

Other contractual arrangements may and will lead to conflicts of interest

Common Technical DisagreementsCommon Technical Disagreements

Commissioning projects may experience difficulties if the design team does not take an active part in recommending an adequate solution to a found deficiency

It is not the responsibility of the CxA to dictate a design correction or change to solve a problem

Conflict ResolutionConflict Resolution Responsibilities of the design team

must be clearly defined by the commissioning plan

Design team required services and adequate fees also must be included in their contract

It is important that the commissioning authority and design team maintain a close relationship throughout the project

Common Technical DisagreementsCommon Technical Disagreements

Cx contract was not awarded until construction bids were received and awarded

The Cx contract is a subcontract under the mechanical contractor

O & M ManualsO & M Manuals

Should be received within 60 days after approved submittals have been returned

Review with owner and give comments back to contractor for compliance

Use this as your training Bible

Be careful what you get in the O & M

You do not need installation material

TrainingTraining

Factory witness testing on major pieces of equipment

Get factory training out of way up front

Training should be in a classroom setting and also at the respective piece of equipment

Use factory trainers not the local sales rep

Documentation RequiredDocumentation Required

Owners Project Requirement Document

Commissioning Plan Basis of Design Contract Documents TAB Report Draft of the Final Commissioning

Report Warranties O & M Manuals

Documentation Required (Cont.)Documentation Required (Cont.) Approved Change Orders

AS-Built Drawings

All testing data verification and documentation.

Sequence of Operation

Minutes of Meetings

Local jurisdictional inspection documentation and records

Benefits of the Commissioning ProcessBenefits of the Commissioning Process

If the Commissioning Authority/Team for your project cannot clearly document that their fee has been recovered, you are not

properly implementing the Commissioning Process

Project State Cost Project Cx Fee CxP Savings

Hospital IN $70 M Completed $744,000 $340,000

Hospital Ohio $80 M Completed $856,000 $375,000

PET Scan Facility NC $2.1 M Completed $25,000 $40,000

ABMT NC $4.8 M Completed $36,500 $100,000

Tissue Culture Lab NC $3.5 M Completed $35,000 $75,000

Hospital NC $45 M Completed $325,000 $900,000

Vivarium NC $28 M Completed $280,000 $500,000

Prison TX $40 M Completed $225,000 $400,000

CIEMAS NC $105 M Completed $1,200,000 $3,000,000

Center for Human Genetics

NC $42.5 M Completed $322,000 $1,680,000

ExampleExample Costs

$50M Laboratory Project

MEP Systems = $27M

MEP Cx Costs = 21/2 % = $675K

Savings CO reduction = $1.5M

Construction Costs = $2M

Energy Savings = $750K

Legal Costs = $500K

Early Occupancy = 45 days @ $10K/day = $450K

NET SAVINGS = $5,200,000

ROI = 1422.5%

Benefits of CommissioningBenefits of Commissioning Project on time Establish & maintain energy and

maintenance budgets Change orders are greatly reduced Claims are greatly reduced Punch list is non-existent Operators have correct training Enforce Start-Up Requirements Reduce Post-Occupancy Corrective

Work

Benefits of Commissioning (Cont.)Benefits of Commissioning (Cont.) Absenteeism has diminished Users have been able to take ownership Lasting professional relationships have

been developed Buildings and systems are operating as

owner predicted Minimize Effects of Design Defects Improve Indoor Environment and

Employee Production Reduce Energy and Operating Cost Increase Value through Better Quality

construction

Owner’s CommentsOwner’s Comments Kept politics out of project

Worth the money

Will definitely continue the process on other projects

Project was on time & budget

Systems are working as requested

Occupancy is stable

Training was a major factor in the process

Maintenance is manageable and understands the systems

Coil Damaged Beyond Repair Coil Damaged Beyond Repair

Water & Oil - OSHA ViolationWater & Oil - OSHA Violation

Corrosion Inside & OutCorrosion Inside & Out

Inside ATS for 330kw Generator #1: Improper installation requires hand operation.

Inside ATS for 330kw Generator #1: Improper installation requires hand operation.

Water Line MisplacedWater Line Misplaced

Variable Frequency Drives installed w/o air spaceVariable Frequency Drives installed w/o air space

Remember

Commissioning is

A

Quality Process

QuestionsQuestions

Thank You

Carl N. Lawson

Hanson Professional Services Inc.

West Palm Beach, FL

Phone 561-471-9370

Email: clawson@hanson-inc.com