U.S. Green Building Council Cascadia Chapter Presentation on Commissioning Craig Hawkins, CHDS Commissioning and Engineering Todd McGuire, Engineering Economics, Inc. Bryan Welsh, Keithly Welsh Associates, Inc.

Outline Introduction to Commissioning - Bryan LEED Commissioning - Craig Case Studies - Todd

Company Profile Established in 1996, Exclusively Commissioning Services Unique focus on the owner’s perspective. Team with extensive facilities engineering, construction, maintenance and commissioning experience. Over 100 commissioning projects of various sizes and types around the world including LEED and CHPS projects Founding and active member of Building Commissioning Association Member USGBC

Why Commissioning?

Design Related Issues

I’ll take what’s Behind Door #1…

At least they won’t mess with the thermostat….

No problem, let me get my saw…..

Look, someone has a fire alarm pull station for sale on the bulleting board….

I guess we’ll assign old “Slim” to service that unit. 6”

Oh Shucks!

Construction Issues

Dirt & Construction Debris Arrows are animated.

Equipment Without Lubrication

Missing Insulation Above Ceiling

Maintenance Access Prevented

Filter Access Problems Arrows are animated.

Actuators Missing or Fallen Off Arrows are animated.

Improper Condensate Drains

The Code Official Fallacy 290K Sq. Ft. Facility 162 Smoke and Fire/Smoke Dampers 103 of them had problems Fire sprinkler system had problems System had been accepted by the Authority Having Jurisdiction (Fire Marshall)

Control System Problems Arrows are animated.

The Commissioning Continuum Post Occupancy Post Construction Design Construction Full Scope Commissioning Coordination Review Submittals Site Observations Start-ups Pre-Functional Checks Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing Verify Install Functional Test TAB Verification Coordination Review Submittals Site Observations Start-ups Pre-Functional Checks Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan Planning Design Intent Constructability Maintainability Peer Review Integration into Specs Commissioning Plan Verify Install Functional Test TAB Verification O&M Review Re-Commissioning Manual Owner Training Seasonal Testing Final Report Warranty Testing

Design Intent Speaks in terms of the Owner’s needs and desires Contains the Basis of Design, which speaks more to numbers and design conditions Quantifiable goals are important Required by LEED Responsibility of the design team and Owner, reviewed by Commissioning Consultant Critical to the program and commissioning, yet often not fully developed

Commissioning Specifications Outlines scope of commissioning Roles and responsibilities Methodology Should be provided by Commissioning Consultant Relates to Design Intent Required by LEED

Monitoring and Verification M&V for extra LEED point Can integrate with many of the building control systems Should be included in commissioning plan

Cost of Cx Services Oregon Office of Energy: USGBC LEED: PECI: $0.40 to $0.80 per square foot USGBC LEED: 0.5 – 1.5% of total construction cost for whole-building commissioning 1.5 – 2.5% of mechanical contract for mechanical only 1.0 – 1.5% of electrical contract for electrical only PECI: 2.5% of the mechanical contract 1.5% of the electrical contract $0.50/ ft. sq. $1.50+ / ft. sq. Offices Classrooms Correctional Lab Classrooms Hospitals Research

Cost of CX Services Cost The Works Involved in Planning, Value Engineer, Constructability Review, Site Observations, Verification, Testing, Training and Project Closeout on a limited group of systems. The Works Verification and Testing on a wide range of systems. Depth – Scope and Extent of Services Verification and Testing on a few systems. Cost Breadth – Extent of Systems to be Commissioned

Early Involvement Cx Lessons Learned Get the commissioning consultant on-board early. Inform the design team early that LEED is a goal and what the score card will look like. The Owner needs a clear idea of the scope of commissioning work, desired and required, in terms of, depth, breadth and cost. Put an emphasis on the Design Intent early. Develop at least a rough M&V plan early. Early Involvement

Requirements for Commissioning to achieve a LEED Rating The USGBC’s Green Building Rating System L E E DTM LEADERSHIP IN ENERGY & ENVIRONMENTAL DESIGN Requirements for Commissioning to achieve a LEED Rating Craig A. Hawkins

Presenter Craig A. Hawkins, President, CHDS Commissioning & Engineering, Auburn, WA Over 25 Years of Building Mechanical Systems experience, including: Manufacturing Engineering, 3 years Design-Build Contracting, 8 years Consulting Engineering, 14 years Specializing in Whole Building Commissioning since 1993 Founding Member of the Building Commissioning Association (BCA) Current Member of BCA’s Board of Directors Co-Authored BCA’s “Essential Attributes of Building Commissioning”

LEED Prerequisite (1 of 7): Fundamental Building Systems Commissioning

Fundamental Building Systems Commissioning Implement ALL of the following six fundamental best practice commissioning procedures: Engage a Commissioning Authority Develop design intent and basis of design documentation Include commissioning requirements in the construction documents Develop and utilize a Commissioning Plan Verify installation, functional performance, training and documentation Complete a Commissioning Plan

#1 “Engage a Commissioning Authority” The project shall have a Commissioning Authority (CxA) designated as early as possible. The CxA should be an objective advocate of the Owner, independent from the design team, and should possess the following qualities: Qualified, professional firm regularly engaged in the performance of Building Commissioning Experienced with providing: Managerial and organizational leadership Excellent communication skills Technical aspects of the particular projects systems, components, and elements Construction management Hands-on field experience with: Start-up Procedures Testing Troubleshooting Operation & Maintenance Active member in related professional organization, such as the BCA

#2 “Collect and review design intent and basis of design documentation” For all commissioned elements as well as those that significantly interact with commissioned elements: Identify the primary design assumptions in the basis of design Occupancy Space and process requirements Codes, policies, standards Load and climatic assumptions Document the design intent that was considered to be important in the development of the design Ideas Concepts Criteria Review the design concepts narrative describing how the designer is planning to meet the design intent, using the basis of design information

#3 “Include commissioning requirements in the construction documents” Drawings: Include on cover sheet for each effected discipline: Cx Agents Name and contact information List of systems/equipment to be commissioned Reference Cx Plan and Cx Specification Section Specifications: Include a specific Commissioning Section (CSI: Section 01810) including: Scope of Commissioning Detailed requirements for: Submittal Review Construction Phase Observations Start-Up and TAB O & M Documentation Owner Training Warranty Period Activities Scope, Rigor and Schedule of all Functional Performance Testing

#4 “Develop and utilize a Commissioning Plan” A comprehensive document detailing all aspects of the commissioning effort for the project: Overview of the commissioning process Roles and responsibilities of each team member involved with commissioning Management and communications between all involved with commissioning Procedures for: Submittal review Construction Phase Observations Pre-FPT and FPT Procedures with associated FPT Checklists O & M Review Owner Training Warranty Period Activities Reporting Forms Schedule of all commissioning events The Cx Plan is written and maintained by the Commissioning Agent, ideally completed and published prior to the bid period. At a minimum, publish prior to installation of any commissioned element

#5 “Verify installation, functional performance, training and documentation” Construction observations to ensure proper installation in compliance with Design Documents, Cx Plan, Mfg.'s installation instructions, and to ensure that other building systems and components are not compromising the efficacy of the element Functional Performance FPT’s to ensure that commissioned element performs as intended under all sequences of operation (start-up, shutdown, reset, occupied, unoccupied, manual, automatic, modulation range, power failure, alarms, staging, redundant, interlock with other systems, sensor calibration, etc) Appropriate sampling on numerous like units Seasonally deferred testing (cooling system in summer, heating system in winter) Owner Training Documented verification that training by qualified individuals was provided to the project’s operational staff for a sufficient duration to ensure that the staff has all the information needed to optimally operate, maintain and replace all the commissioned elements O&M Documentation Documented verification that the O&M materials for each commissioned element have been provided to the operational staff complete and clearly are accessible

#6 “Complete a Commissioning Report” Final report by the Cx Agent to the Owner at the end of all FPT’s, except any seasonal deferred testing, including: List of all commissioned elements: Disposition of element (FPT results) Design intent Product specification Installation data O&M documentation Owner training documentation List of all outstanding commissioning issues (such as any deferred testing) All outstanding environmentally responsive feature deficiencies corrected and noted All completed FPT’s and associated FPT Checklists

Energy & Atmosphere Credit 3: Additional Commissioning

Additional Commissioning In addition to the Fundamental Building Commissioning prerequisite, implement ALL of the following five additional commissioning tasks: Conduct a focused review of the design prior to the construction documents phase Conduct a focused review of the construction documents when close to completion Conduct a selective review of contractor submittals of commissioned equipment (Note: The three items listed above must be performed by someone other than the project’s designer) Develop a system and energy management manual Have a contract in place for near-warranty end or post occupancy review

#1 “Conduct a focused review of the design prior to the construction documents phase” A qualified party (other than the design team) shall review the design prior to the release of the construction phase documents to ensure that: Each commissioned element meets the design intent relative to: Functionality Energy Performance Maintainability Sustainability System costs IAQ issues Local environmental impacts

#2 “Conduct a focused review of the construction documents when close to completion” A qualified party (other than the design team) shall review the construction phase documents prior to release to ensure that: Commissioning is adequately specified Each commissioned element can be commissioned Each commissioned element meets the design intent relative to: Functionality Energy Performance Maintainability Sustainability System costs IAQ issues Local environmental impacts

#3 “Conduct a selective review of contractor submittals of commissioned equipment” A qualified party (other than the design team) shall review the commissioned elements submittals for compliance with the commissioning requirements, including: Design intent Environmentally responsive characteristics Maintainability

#4 “Develop a System and Energy Management Manual” A comprehensive document (in addition to the O&M’s) delivered to the Owner along with the Final Cx Report, which includes: Description of each commissioned element including: Final design intent System narrative Sequence of operation Seasonal & normal start-up, shutdown and restart procedures Control drawings Description and rationale for energy savings features including: Operating Instructions Caveats about functions Maintenance relative to energy use Recommendations and methodology for whole-building energy accounting (as applicable) including: Guidelines for establishing and tracking benchmarks for whole-building energy use Guidelines for establishing and tracking benchmarks for primary plant equipment efficiencies Schedule and procedures for continuous and/or re-commissioning of elements Specific recommendations regarding seasonal operational issues A list of all user adjustable setpoints that includes: Discussion regarding the purpose of each setpoint Range of reasonable adjustments with energy implications Frequency schedule for review of setpoints Reset schedule to ensure current relevant and efficiency values Guidelines for ensuring that future renovations and upgrades will not decrease energy efficiencies or compromise design intent A list of all diagnostic tools, with description of use, that will assist operational staff in use and maintenance of commissioned elements

#5 “Have a contract in place for near-warranty end or post occupancy review” Cx Agent shall return to project site at the 10th month of the first 12-month warranty period to review the following with the buildings operational staff: Review condition of all outstanding issues related to the original FPT’s and deferred testing Identify problems or concerns related to building operation Assist staff in developing reports, documentation, and requests for services to remedy outstanding problems Cx Agent to follow-up the return visit with a written report to the Owner that includes: Findings from the warranty period review with operational staff Suggestions on problems identified during warranty period review with operational staff Items that may be under warranty or appear to be construction related Documentation that assists staff in requesting services to remedy outstanding problems

Case Studies

Company Profile Established in 1984, 12 years Cx 26 employees in 5 branches nationwide Cx’d 10,000,000 SF of space for 163 clients 23 LEED projects, 18 by Seattle branch Founding member of BCA Member USGBC for 3 years

LEED Cx Case studies Jean Vollum Natural Capital Center LEED Cx Prerequisite Renovation, historical bldg Smaller bldg, simple systems Seattle Central Library LEED Cx Prerequisite & Credit w/ M&V New construction (early LEED adoption) Large bldg, complex systems

Ecotrust Natural Capital Center LEED V2.0 Gold 70,000 SF Completed Sept. 2001 Private sector Rooftop gas fired packaged VAV units, occ sensors Cx Authority Scope of Work: Energy & Atmosphere Prerequisite 1 only Cx Plan, Cx Report, letter of achievement Energy & Atmosphere Credit 5 M&V Measurement and Verification Plan

Ecotrust Natural Capital Center Cx Challenges & Rewards Later adoption of LEED & engagement of CA Limited to Cx Prerequisite only Extra work for design documentation awareness and requirements for contractor support of Cx

Ecotrust Natural Capital Center Cx Challenges & Rewards Increased A/E and CM team awareness, support and interaction w/ Cx process Reliance on Cx Plan, ECM documentation for M&V Design intent, Pre-functional documentation, Start-up and functional testing support

Ecotrust Natural Capital Center Lessons Learned Early decision on LEED Cx (budget, roles) Full Cx scope more economical, early team awareness Cx integration with design documents enhances achievement of energy and operational savings Importance of CM & team acceptance to LEED CA/CM teaming is cost effective & comprehensive 3rd party, Owner based Quality Assurance enhances contractor Quality Control

Seattle Central Library LEED V2.0 Silver 400,000 SF Completion late 2003 Public building Chillers, City steam, under floor air, atrium, fire alarm, security, multi-site DDC Cx Authority Scope of Work: Energy & Atmosphere Prerequisite & Credit Cx DD & CD Review, Re-CX Management Manual, broader scope of services Energy & Atmosphere Credit 5 M&V Measurement and Verification Plan

Seattle Central Library Cx Challenges & Rewards Cx Review of Design Timing, scope and budget Design team support and documentation review AHJ’s, smoke management and energy savings

Seattle Central Library Cx Challenges & Rewards Design Development Assistance O&M advocacy and Value Engineering IAQ Management Plan review, Fire Alarm and security system support

Seattle Central Library Lessons Learned Define level and role of CA involvement in design development process Involve CA with operations advocacy and Value Engineering exercises Enhance CA scope to address complex systems (life safety, low voltage, electrical) Integrate Measurement and Verification early for best design support of M&V capability

U.S. Green Building Council Cascadia Chapter Thank You Questions? Craig Hawkins, CHDS Commissioning and Engineering Todd McGuire, Engineering Economics, Inc. Bryan Welsh, Keithly Welsh Associates, Inc.