1. Opportunities in Commissioning
Office of the Chief Architect / Capital Construction Programs Public Buildings Service General Services Administration
Opportunities in Commissioning
Martin Weiland, P.E.

2. Opportunities in Commissioning General Services Administration
What does GSA mean by “Commissioning”?
GSA has adopted the definition of the National Conference on Building Commissioning (NCBC):
“Systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all facility systems perform interactively in accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including preparation of operation personnel”

3. Opportunities in Commissioning General Services Administration
What does GSA mean by “Commissioning”?
GSA has adopted the definition of the National Conference on Building Commissioning (NCBC):
“Systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all facility systems perform interactively in accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including preparation of operation personnel”

4. Opportunities in Commissioning General Services Administration
Other Definitions for Commissioning?
ASHRAE Guideline 0:
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. The Commissioning Process begins at project inception (during the pre-design phase) and continues for the life of the facility through the occupancy and operation phase.

5. Opportunities in Commissioning General Services Administration
Other Definitions for Commissioning?
ASHRAE Guideline 0:
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. The Commissioning Process begins at project inception (during the pre-design phase) and continues for the life of the facility through the occupancy and operation phase.

6. Opportunities in Commissioning General Services Administration
Other Definitions for Commissioning?
AIA:
A systematic process of ensuring that all building systems perform interactively according to the contract documents, the design intent, and the building’s operational needs.

7. Opportunities in Commissioning General Services Administration
Other Definitions for Commissioning?
AIA:
A systematic process of ensuring that all building systems perform interactively according to the contract documents, the design intent, and the building’s operational needs.

8. Opportunities in Commissioning General Services Administration
What is GSA’s Policy on Commissioning?
PBS DIRECTIVE FOR ASSISTANT REGIONAL ADMINISTRATORS, PBS DIRECTORS, PROPERTY DEVELOPMENT DIRECTORS, PORTFOLIO MANAGEMENT
FROM: F. JOSEPH MORAVEC, COMMISSIONER SUBJECT:Release of The Building Commissioning Guide
Summary. Each Prospectus level project team -whether on new construction, major repair and alteration, or modernization -shall use “Total Building Commissioning” practices beginning with the project planning phase, and concluding at one year after tenant occupancy.

9. Opportunities in Commissioning General Services Administration
What is GSA’s Policy on Commissioning?
PBS DIRECTIVE FOR ASSISTANT REGIONAL ADMINISTRATORS, PBS DIRECTORS, PROPERTY DEVELOPMENT DIRECTORS, PORTFOLIO MANAGEMENT
FROM: F. JOSEPH MORAVEC, COMMISSIONER SUBJECT: Release of The Building Commissioning Guide
Summary. Each Prospectus level project team -whether on new construction, major repair and alteration, or modernization -shall use “Total Building Commissioning” practices beginning with the project planning phase, and concluding at one year after tenant occupancy.

10. Opportunities in Commissioning General Services Administration
Old Scope of Commissioning:
HVAC Systems and Equipment
Startup, Testing, and Turnover
Total Building Commissioning
Defines all project performance goals (Programming)
Proactively supports project goals during design (QA)
Validates performance in construction (QC)
Revisits performance goals after tenant occupancy (POE)

11. Opportunities in Commissioning General Services Administration
Where Does Commissioning Come From?
Nautical: Ships commissioned for Active Service
Architecture: Ancient Roman Architects and their Arches

12. Opportunities in Commissioning General Services Administration
Why Does GSA Commission?
Design Excellence buildings are complex
Our tenants include judges, congresspeople, heads of federal agencies, and others who we would rather not disappoint
In all buildings, O&M and utility costs are closely linked to FFO
In all buildings, tenant labor costs far exceed rent, O&M, and utilities, so productivity is crucial for tenant satisfaction

13. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

14. Opportunities in Commissioning General Services Administration
The Building Commissioning Guide

15. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

16. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

17. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

18. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

19. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

20. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

21. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

22. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

23. Opportunities in Commissioning General Services Administration
Our Definitive Policy Document:

24. Opportunities in Commissioning General Services Administration
What is Recommissioning?
According to the GSA Building Commissioning Guide, Recommissioning shall generally include:
• Establishing that original basis of design and operation is still appropriate for use, occupancy, tenant agencies and GSA goals, and modify the operations/controls sequencing as appropriate for optimum operations
• Reviewing and benchmarking key systems operations/performance against the Basis of Design
• Evaluating envelope tightness/pressurization by infrared or other methods
• Performing energy analysis
• Recommending repairs/modifications to optimize building performance

25. Opportunities in Commissioning General Services Administration
What is Recommissioning?
According to the GSA Building Commissioning Guide, Recommissioning shall generally include:
• Establishing that original basis of design and operation is still appropriate for use, occupancy, tenant agencies and GSA goals, and modify the operations/controls sequencing as appropriate for optimum operations
• Reviewing and benchmarking key systems operations/performance against the Basis of Design
• Evaluating envelope tightness/pressurization by infrared or other methods
• Performing energy analysis
• Recommending repairs/modifications to optimize building performance

26. Opportunities in Commissioning General Services Administration
What is the Difference between Total Building Commissioning and Recommissioning?
Total Building Commissioning starts at planning stage and continues through design and construction to post-occupancy
Recommissioning is done while the building is occupied. It starts with validation of program, continues through validation of building performance and recommendations for systems and operations changes, and may end with post-occupancy evaluations. Ideally, it should be done every 3-5 years.

27. Opportunities in Commissioning General Services Administration
Why does GSA Recommission?
Some buildings have never been properly commissioned
Buildings are a moving target
Space usage changes
Equipment changes
Systems change
Original design intent is usually no longer completely valid

28. Opportunities in Commissioning General Services Administration
Why does GSA Recommission?
O & M is imperfect
Inadequate budgets
Incomplete or erroneous understanding of design intent and how to run the systems
Training of personnel
Incomplete documentation on building
Retrofits, and no single plan of how to run the systems as modified
Systems are too complex for operators

29. Opportunities in Commissioning General Services Administration
Why does GSA Recommission?
Objectives Change
Expectations of building performance
Intensity of space usage
Energy efficiency
Financial performance
IEQ

30. Opportunities in Commissioning General Services Administration
Recommissioning of Donohue Federal Building & Courthouse, Worcester, MA
Project Background
105,000 GSF 6 story FB & CH in Worcester CBD
1932 granite structure is eligible for National Register
Last renovated 1995
Decreasing FFO due to increasing energy costs
ME Group/CxGBS is Recommissioning agent
Major energy savings potential by better controlling ventilation and winter economizer operations
Tenant issues such as “mystery smell”

31. Opportunities in Commissioning General Services Administration
Recommissioning of Courthouse
White Plains, NY
Project Background
150,000 GSF CH on edge of White Plains CBD
Steel and Masonry structure completed 1995
Declining FFO due to utility and O&M costs
Many MEP and Controls projects w/o a single design intent
Setty and Assts./E-Cubed is Recommissioning Agent
Savings potential in ventilation control
The limits of excellent O&M

32. Opportunities in Commissioning General Services Administration
Recommissioning of Courthouse
Laredo, TX
Project Background
153,000 GSF 4 Story Courthouse in Laredo CBD
Steel and Limestone structure completed 2004
Extraordinary Customer Satisfaction in incomparable space
GC fired during construction, latent quality issues?
Chillers going bad after 4 years
Air never balanced right, controls unsatisfactory?
Mold in courtroom – air balance, poor construction?
Savings potential in utilizing controls, reducing ventilation

33. Opportunities in Commissioning General Services Administration
Recommissioning of Federal Building/Courthouses
Youngstown, OH
Jones FB-CH
Lambros FB-CH
52, 000 GSF on 4 Floors
45,000 GSF on 3 Floors
Brick and metal exterior, built in 2002
Concrete frame & panelized stone, built in 1995
Utilities up, FFO down
CxA-Setty/E-Cubed

34. Opportunities in Commissioning General Services Administration
What is the status of GSA Commissioning IDIQ contracts?
Commissioning and Expert Professional Services FedBizOpps Announcement on June 30, 2005
75 firms submitted proposals, 48 responsive, 27 unresponsive
16 firms short-listed and interviewed
7 firms selected
Three small business consultants
Four unlimited size consultants
Contracts awarded Sept. 29, 2006 with POP ending Sept. 28, 2011
One base year with four renewal option years
Max $3M/YR for Small Business, $6M/YR for Large Business

35. Opportunities in Commissioning General Services Administration
Who are the current GSA Commissioning IDIQ contractors?
Everton Oglesby Architects
Small
M.E. Group
Setty & Associates
DMJM
Unrestricted
Leo A. Daly
Jacobs Facilities Inc.
Carter & Burgess

36. Opportunities in Commissioning General Services Administration
What is the status of GSA Commissioning IDIQ contracts?
Next FedBizOpps announcement probably in mid 2010

37. Opportunities in Commissioning General Services Administration
Who do GSA’s Commissioning Agents Work For?
GSA
CMa

38. Opportunities in Commissioning General Services Administration
Where are all these GSA’s Commissioning Projects?
About 200 active projects throughout the United States
Cx required for all projects – Early Planning through Construction and into post-occupancy

39. Opportunities in Commissioning General Services Administration
What is GSA’s Commissioning Budget?
Regions
GSA’s commissioning practice is expected to cost approximately 0.5% of the construction budget for federal buildings and border stations
About $12.5 Billion in active construction projects
Office of the Chief Architect/Capital Construction Programs
$300,000 for pilot ReCx in FY 2007
Asking $750,000 for ReCx in FY 2008

40. Opportunities in Commissioning General Services Administration
New Drivers for GSA Cx and ReCx
EPACT 2005
Design buildings to be 30% more efficient than a reference ASHRAE Std building, if life cycle cost effective
Executive Order 13423
Reduce energy consumption for the entire portfolio by 3% per year (referenced to 2003) for 10 years
No excuses
More stringent legislation in the pipeline!

41. Opportunities in Commissioning General Services Administration
Resources
GSA PBS “The Building Commissioning Guide” available today in paper copy
Contact me at

42. Opportunities in Commissioning General Services Administration
Questions?