2. The Benefits of Building Commissioning Carl N. Lawson Hanson Professional Services Inc.

3. Rapid City South Dakota ASHRAE

4. 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.

5. 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.

6. What is TBCxP? Owner orientated Team Responsibility Continuous improvement Lower cost, more profits Consistent delivery of construction projects

7. So, why are we here and what does TBCxP have to offer?

8. Essential 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

9. 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

10. TBCxP 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

11. What Each Team Member Wants ARCHITECTS 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

12. What 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

13. 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

14. What Each Team Member Wants GC/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

15. What Each Team Member Wants OWNER 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.

16. What 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

17. ENERGIZED SYSTEM STATIC SYSTEM HUMAN SYSTEM The Three Systems of Buildings STATIC SYSTEM: (THE FRAME AND ENVELOPE) ENERGIZED SYSTEM: (THE BUILDING SERVICES) HUMAN SYSTEM: (THE TENANTS AND OCCUPANTS)

18. OWNEROWNER CONTRACTOR Building Relationships A/E COMMISSIONING AUTHORITY

19. Role 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

20. Price vs. Cost Price is something you pay one time Cost is what it takes to operate

21. PRICE QUALITY SPEED Pick any Two

22. Benefits and Cost Savings Potential vs. Cost to Implement or Change Concept Design Construction Acceptance Occupancy Benefits and Cost Savings Cost to Change Phases

23. Commissioning Consultant Definition 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?

24. What 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 1 st year of occupancy It also verifies that the architects and engineers have received the systems they designed and approved

25. The 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.

26. 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

27. 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

28. What Commissioning is NOT Test and Balance Start-up Plan Review Design Contract Administration Inspection

29. 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?

30. 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 going

31. Why Required? Low quality construction- construction deficiencies Complex systems – difficult to test Integrated systems – do cause problems

32. ASHRAE Guideline 0-2006 Describes the commissioning process that will ensure HVAC systems perform in conformity with design intent and owner’s project requirements

33. Phases of Commissioning Pre-Design Design Construction Occupancy Project Turnover Warranty

34. 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.

35. Systems 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

36. Cost 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

37. Who are the Players Architect Engineers Owner’s Representative Construction Manager Mechanical Contractor Electrical Contractor Controls Sub-Contractor Others as deemed necessary

38. Responsibilities 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

39. 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

40. 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

41. 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

42. 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

43. 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

44. 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

45. CxA 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

46. To 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

47. Common 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

48. Conflict 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

49. Common Technical Disagreements Cx contract was not awarded until construction bids were received and awarded The Cx contract is a subcontract under the mechanical contractor

50. O & 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

51. Training 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

52. Documentation Required Owners Project Requirement Document Commissioning Plan Basis of Design Contract Documents TAB Report Draft of the Final Commissioning Report Warranties O & M Manuals

53. 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

54. Benefits 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 ProjectStateCostProjectCx FeeCxP Savings HospitalIN$70 MCompleted$744,000$340,000 HospitalOhio$80 MCompleted$856,000$375,000 PET Scan FacilityNC$2.1 MCompleted$25,000$40,000 ABMTNC$4.8 MCompleted$36,500$100,000 Tissue Culture LabNC$3.5 MCompleted$35,000$75,000 HospitalNC$45 MCompleted$325,000$900,000 VivariumNC$28 MCompleted$280,000$500,000 PrisonTX$40 MCompleted$225,000$400,000 CIEMASNC$105 MCompleted$1,200,000$3,000,000 Center for Human Genetics NC$42.5 MCompleted$322,000$1,680,000

55. Example 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%

56. Benefits 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

57. 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

58. Owner’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

59. Coil Damaged Beyond Repair

60. Water & Oil - OSHA Violation

61. Corrosion Inside & Out

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

63. Water Line Misplaced

64. Variable Frequency Drives installed w/o air space

65. Remember Commissioning is A Quality Process

66. Questions Thank You Carl N. Lawson Hanson Professional Services Inc. West Palm Beach, FL Phone 561-471-9370 Email: clawson@hanson-inc.com