McDonough Bolyard Peck Educational Series Building Commissioning Presented by: Doug Wrenn Steve Baxter July

Today’s Program  What is Commissioning  The Commissioning Process  What You Can do to Promote the Process  MBP in the Commissioning Market

What is Commissioning  ASHRAE Guideline  The PROCESS of ensuring that systems are designed, installed, functionally tested, and capable of being operated and maintained to perform in conformity with the design intent… it begins with planning and includes design, construction, start-up, acceptance and training, and can be applied throughout the life of the building.

Terminology  Commissioning Authority or Agent (CA)  The designated person, company, or agent who implements the commissioning process. The CA does not test the equipment!!

Terminology  Testing Contractor or Test and Balance Contractor (TAB)  The person, company, or agent responsible for testing the building systems to ensure the equipment is working at the specified operating condition.

Terminology  Commissioning Team  Made up of the CA, CM, Design Engineer, GC, Mechanical Contractor, TAB, Electrical Contractor, Control Contractor, Owner’s Maintenance Personnel.

The Commissioning Process  Design Phase Determine Design Intent (MBP: Make Sure the Maintenance Staff is involved in the determination of the design intent) Develop Commissioning Specification, update through each phase of design: Schematic, Design Development, and Construction Documents. Commissioning Plan

The Commissioning Process  Construction Phase Commissioning Plan (by CA) Develop a Commissioning Schedule (by entire construction team) Submittal Review (for development of Commissioning plan only) Any comments should go through the design team. Periodic Commissioning Meetings

The Commissioning Process  Construction Phase (Cont) Installation Observation Start Up Observation and Inspection Building Automation Testing: “Point to Point Verification”. Testing Adjusting and Balancing Review (Pre-Balance Meeting)

The Commissioning Process  Construction Phase Documentation  As Built Documents  O&M Manuals  TAB Reports

The Commissioning Process  Acceptance Phase Point to Point Testing TAB Accuracy Verification Control System Function Intersystem Functions

The Commissioning Process  Acceptance Phase Deficiency Reporting and Corrections Verification Report  Final Test Reports  Final Deficiency List Certificate of Readiness to Begin Functional Testing

The Commissioning Process  Acceptance Phase Functional Performance Testing  The ability of the system to produce the effect in accordance with the final design intent. Recommendation of Final Acceptance

The Commissioning Process  Training Done throughout the entire Commissioning Process. Integrated and Coordinated with the Contractor’s Specified Training Requirements. Work with Maintenance Personnel to Develop Maintenance Programs.

What You Can Do  Design Phase  Why is This Important? Construction Costs are Going Up and Owner Satisfaction is Going Down, in Large Part Because Systems that Don’t Work as Anticipated.

What You Can Do  Design Phase  Understand the Owner’s Desires and Needs. How does the Owner intend to Use the Space? Make Sure the Design Engineers have Interviewed the Users and have a Complete Understanding of Their Needs What Level of Control Does the Owner Anticipate for the Users.

What You Can Do  Design Phase  Understanding the Maintenance Personnel What Level of Equipment is the Staff Trained on and Familiar with. Make Sure the Design Engineer has Interviewed the Maintenance Staff. What does the Maintenance Staff Anticipate for Controls.

What You Can Do  Design Phase Make Sure Commissioning is in the Specifications. Make Sure there is a Commissioning Schedule Included in the Bid Package, with Milestones.

What You Can Do  Design Phase Understand the Basics of the Designed System and how it works with the Owner’s Expectations.

What You Can Do  Construction Phase Get the Commissioning Team together at the Beginning of the Project and make sure everyone has a clear understanding of the Project Goals and the Commissioning Schedule. Make sure everyone is in agreement on the amount of access the CA will have to the equipment.

What You Can Do  Construction Phase  Review the Submittals Coordination Between Trades. Is there Enough Maintenance Space.  Most Equipment Submittals have Maintenance Requirement. Review Coordination Drawings for Clearances.

What You Can Do  Construction Phase  Keep the CA Updated. Schedule Submittals Changes in the Contract Documents Regular Update Meetings. A Successful Project for the CA is a Successful Project for MBP

What You Can Do  Construction Phase  When Reviewing the Site Installation, Try to View Through the Eyes of the Maintenance Personnel.  Keep Maintenance Personnel Involved to Get their Input and to Keep Them with a Sense of Ownership.

What You Can Do  Acceptance Phase Make Sure the TAB Contractor has the Appropriate Amount of Schedule Time to do a Complete Job.

What You Can Do  Acceptance Phase Make Sure Everyone is Clear on the Commissioning Schedule and Milestone Dates are Met Prior to the CA being on Site for an Event Such as Start-up of Equipment.

What You Can Do  Acceptance Phase Get the Close Out Documents Started as Early as Possible, O&M’s, As-Builts, Etc.

What You Can Do  The Three Most Important Tasks in the Final Phase of Commissioning: Training

MBP In the Commissioning Market  Marketing  The Navy Yard