1. AABC Commissioning Group - CxA Workshop Las Vegas, Nevada – MGM Grand
April 22, 2008
Jim Magee, CxA
AABC Commissioning Group, President
Facility Commissioning Group, President

2. Overview Cx Advocacy Cx Process Cx Team Roles and Responsibilities
Guidelines, Certifications, and Associations
Discussion

3. Commissioning Advocacy

4. Why Commission? Better Buildings
Building owners are finding that the energy, water, and productivity savings achieved by commissioned buildings can offset the cost of the commissioning process. Studies indicate 8 to 20 percent savings in building operating costs over those in a non- commissioned building.
(Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)

5. Why Commission? Better People
Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner’s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems.

12. What is Commissioning?
A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner’s documented project requirements and the construction documents.
It begins in pre-design and continues through design, construction, and the life of the facility.
(BCA draft document, 2004.)

13. What is Commissioning? Design Intent Document Basis of Design
Details functional requirements and Owner’s expectations of how a building will be used and operated - OWNER’S PROJECT REQUIREMENTS
Basis for building commissioning
Basis of Design
The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS

14. What Commissioning is NOT?
Completing Standard Forms
Contractors’ QA/QC Program
Verification of the Contractors’ QA/QC Program
Construction Inspection
Construction Management Substitute

15. Commissioning Definitions
Commissioning Authority (CxA):
A person (or firm) representing the facility owner
Leader of the Commissioning Team
Authority of Cx Process – not design or means and methods
CxA not in chain of command – preserves objectivity

16. Commissioning Definitions
Commissioning Provider (CP):
Independent Third-Party Commissioning Firm
A/E Firm
General Contractor
Construction Manager
Owner's Personnel

17. Commissioning Definitions
Retro-Commissioning (RetroCx):
Commissioning an existing building that has never been commissioned
Re-Commissioning (ReCx):
Commissioning a building that has been previously commissioned
Continuous Commissioning (CCx):
Owner continues to collect and compare baseline data on selected building systems to ensure that the building functions optimally throughout its operating life

18. Commissioning Definitions
Total Building Commissioning (TBCx)
Emphasizes that Commissioning is NOT only for the Mechanical and HVAC system, or any single system
Commissioning Team
Experts who, through coordinated actions, are responsible for carrying out the Commissioning Process
Commissioning Plan
A strategy overseen by the Commissioning Authority and prepared by the Commissioning Team

19. Systems Typically Commissioned
Mechanical Systems
Heating, Ventilation and Air Conditioning (HVAC)
Building Automation Systems (BAS)
Fire Protection
Electrical Systems
Switchgear and Transformers
Grounding/Bonding, Circuitry
Generators and UPS Systems
Lighting and Lighting Controls
Specialty Systems
Security Systems and Fire Alarm
Voice/Data Systems

20. Future Commissioned Systems
The National Institute for Building Sciences (NIBS) is currently developing commissioning requirements for the following systems.
Exterior Envelope
Roofing Systems
Structural Systems
Interior Systems
Elevator Systems
Plumbing Systems
Lighting Systems
Electrical Systems
Fire Protection Systems
Telecommunication Systems

21. Objections To Commissioning
“Haven’t I already paid for a quality building in my design and construction fees?”
Designer’s (A/E) services typically do not include field verification that their design works as intended.
Construction Manager’s services typically do not include functional verification that the installed systems meet design intent.

22. Objections To Commissioning
“Isn’t the Commissioning Authority just a ‘bigger hammer’ for the owner to use to pound the designer and contractor?”
No. The CA must be a team builder by using the commissioning process to the benefit of all.
No. The CA should respect the traditional construction disciplines. The CA has a distinct responsibility to owner for system quality and performance.

23. Objections To Commissioning
“Isn’t commissioning just another layer of inspection?”
The CA is not a layer, but a catalyst for communication that makes quality solutions possible.
The CA is not inspector (fault finder, accuser).
The commissioning process provides verification that Owner’s Project Requirements implemented in design and construction.

24. (Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998)
Commissioning Costs
Commissioning New Construction
Approximately 0.5%-1.5% of Total Construction Cost
Commissioning Existing Buildings (RetroCx)
Approximately 3.0% - 5.0% of Annual Operating Cost
(Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998)

25. Commissioning Costs Commissioning New Construction
Approximately 2%-3% of Mechanical System Construction Cost – (BCA Case Studies)
Approximately 1%-2% of Electrical System Construction Cost – (BCA Case Studies)

26. What Does Commissioning Cost?
Commissioning(Cx)
(New Construction)
0.5 to 1.5 Percent of Total Construction Cost
Retrocommissioning (RetroCx)
(Existing Construction)
3.0 to 5.0 Percent of Total Operating Cost
Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998
What Does Commissioning Cost?

27. What Does Commissioning Cost?
The Economics of Commissioning
An Initial Budget Setting Thumb-Rule:
2 % - 3 % of mechanical construction cost
plus
1 % - 2 % of electrical construction cost
(Source: BCA. Based on six science building projects.)
What Does Commissioning Cost?

28. What Does Commissioning Cost?
The Economics of Commissioning
If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*.
What Does Commissioning Cost?
Without Commissioning
First Year Warranty Period Costs
Design Phase
Costs
Construction Phase Costs
With Commissioning
Design Phase
Costs
Construction Phase Costs
First Year Warranty Period Costs
* Based on research findings from University of Wisconsin,
ASERTTI Training Module, 1998

29. ASHRAE Guideline 1
Cx responsibilities statement in request for A/E design services.
Owner’s Program development and commitment.
Assign O&M personnel to the commissioning process.
Review and approve the Design Intent Document.
Review and approve the construction documents.
Provide competent documenting of training sessions (video, etc.)
Record construction progress (photo, video, narratives, etc.)
Review and comment on CA verification report.
9. Review and accept the commissioning report

30. Guideline O:
Cx responsibilities statement in request for A/E design services.
Develop and commit to Owner’s Project Requirements.
Assign O&M personnel to the commissioning process.
Review and approve changes made in the Owner’s Project Requirements.
Review and approve the Construction Documents.
Provide competent documenting of training sessions (video, etc.)
Review and comment on the Cx Process Progress Reports.
Review and comment on the Cx Authority’s verification reports.
Review and accept the Cx Authority’s Commissioning Process Report

31. What is the key difference between Guideline 1 and Guideline 0?
Design Intent Document
Vs.
Owner’s Project Requirements

32. Owner’s Project Requirements
Program requirements
Community context
Codes and regulations
Site and climate
Facility context and function
Facility technology
Sustainability
Cost
Schedule
Client’s needs and capabilities

33. LEED EA Prerequisite 1 Experienced, independent, CxA to owner
Review OPR and DID
Incorporate Cx requirements into CD’s
Create/execute Cx Plan
Verify installation and performance of Systems to be Commissioned
Complete and submit a Cx Report

34. EA Credit 3 Enhanced Commissioning
Independent 3rd Party CxA
Review OPR, BOD and Design by mid-CD’s
Independent submittal review
Systems Manual
O&M and Occupant Training Verification

35. Commissioning Process

36. Elements of Commissioning
Design Intent Documents (DID or OPR)
Design review
Site observations and site meetings
Resolution Tracking Forms (RTF’s)
System Verification Checklists (SVC’s)
Organized systems start-ups
Functional Performance Tests (FPT's)
Operation and Maintenance (O&M) training
O&M documentation
Commissioning report

37. Approaches to Commissioning
Comprehensive Commissioning
Construction Phase Commissioning

38. Phases of Commissioning
Pre-Design Phase
Design Phase
Construction Phase
Acceptance Phase
Post-Acceptance Phase

39. Establish commissioning:
Pre-Design Phase
Establish commissioning:
Allocate funds in budget
Comprehensive or Construction
Independent 3rd Party , Design Team, or Construction Team
HVAC, Electrical, Etc.

40. Select a Commissioning Agency (CA)
Pre-Design Phase
Select a Commissioning Agency (CA)
Request for Qualifications
Request for Proposal

41. Develop commissioning scope:
Pre-Design Phase
Develop commissioning scope:
Match scope to budget
Needs based
Past experience
End-user needs
Maintenance priorities

42. Pre-Design Phase CA review of DID or OPR Defined usage Defined goals
Short term needs
Long term needs

43. Review design for commissioning, testing and O&M access and provisions
Design Phase
Review design for commissioning, testing and O&M access and provisions
Adequate testing access
Adequate access for valves, dampers, control
Quantity and location of service valves
Coil pull access
Ladders and catwalks
Conformity to Owner’s Design Standards

44. Prepare commissioning specification / plan
Design Phase
Prepare commissioning specification / plan
Develop commissioning plan
Commissioning team
Systems to be commissioned
Define approximate extent of testing
Contractor roles and responsibilities

45. Establish commissioning in the project schedule:
Design Phase
Establish commissioning in the project schedule:
General and Supplemental Conditions
Define commissioning activities in schedule
Note blocks of time for FPT’s in schedule – especially for phased projects
Define frequency of Cx meetings

46. Construction Phase Review submittals
Checklist based on specification and Owner’s Design Standards
Check options – especially access
Check size for spatial application
Check valve sizing and application
Check for integration of components

47. Update commissioning plan
Construction Phase
Update commissioning plan
Include revised schedule
SVC’s based on current information
Draft FPT’s for review
Discuss O&M Documentation
Provide construction observation procedures

48. Construction Phase Coordination Site observation Cx Meetings
Resolution Tracking Forms (RTF’s)
System Verification Checklists (SVC’s)
Functional Performance Tests (FPT’s)
O&M Training Provisions

49. Equipment and systems start-ups
Construction Phase
Equipment and systems start-ups
Contractor start-up
Factory start-up
Documentation chain of submission
Temporary conditions
Maintenance responsibility

50. Construction Phase TAB HVAC systems Systems properly started
Systems under full control
Appropriate hardware and software interface
Coordination with other trades, especially TCC
Access to space

51. Verify Building Automation System (BAS)
Construction Phase
Verify Building Automation System (BAS)
Installation complete per design
Installation complete per submittal / drawings
Start-up performed and documented
Project specific programming
Point-to-point checklists
Safeties tested and documented

52. Acceptance Phase Review TAB Report Pages are numbered with index
All equipment is accounted for in report
No “extra” equipment shown in report
Performance is per design (± XX %)
Problems sufficiently documented in footnotes

53. Functional Performance Tests (FPT’s)
Acceptance Phase
Functional Performance Tests (FPT’s)
Systems tested as noted in the Cx Plan
“Failure” modes for valves and dampers are not software driven
System is properly networked
Workstation graphics show appropriate response
Occupied / Unoccupied / Optimal Start

54. O&M Training and Documentation
Acceptance Phase
O&M Training and Documentation
Manuals contain useable maintenance documents
Proper indexing and tabs
Training agenda tailored for owner’s needs
Documentation provided prior to training
Additional documentation provided at training
Training for systems and components

55. Acceptance Phase Commissioning Report Proper indexing and tabs
Documentation for all phases
Executive Summary
Provide supporting documentation (Sequence of Operation, Control Drawings, Etc.)

56. Correct unresolved deficiencies
Post Acceptance Phase
Correct unresolved deficiencies
Unresolved RTF issues
Uncompleted CM/Owner punch lists
Conduct required re-tests
Outstanding or additional training

57. Carry out specified off-season testing
Post Acceptance Phase
Carry out specified off-season testing
FPT’s per the Commissioning Plan
Choose near-design day
Build on completed FPT’s
Utilize BAS trending

58. Post-occupancy monitoring
Post Acceptance Phase
Post-occupancy monitoring
Scheduled site visits
Remote (web) monitoring
Warranty items
Owner conference
User conference

59. Post Acceptance Phase Review usage changes Computers / office machines
Furniture placement
Occupancy change
Closet to office
Energy saving methodology

60. Update commissioning documentation
Post Acceptance Phase
Update commissioning documentation
Resolved issues
Off-Season tests
Usage Changes
Provide additional volume for Cx Report

61. Commissioning Team

62. Team Effort Commissioning succeeds when…
Every team member understands and carries out their responsibilities
Every team member cooperates and coordinates with each other and third- party agencies
Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.

63. Commissioning Team Members
Owner / Operator
Architect
Design Consultants
Commissioning Agent
Construction Manager (or General Contractor)
Mechanical Contractor
Electrical Contractor
Temperature Controls Contractor
Test and Balance Contractor

64. Commissioning Team Members
Potential Team Members:
Equipment Vendors
Specialty Trades
Specialty Consultants
Program Manager
Service Contract Providers
BAS Specialists
IT Support Groups

65. Commissioning Team Roles
Owner / Operator
Assign Cx Team Member and attend meetings
Retain a commissioning agent
Communicate project requirements to the design team
Coordinate facilities and staff participation
Conduct regular site observation

66. Commissioning Team Roles
Architect
Assign Cx Team Member and attend meetings
Coordinate work of design consultants
Consider spatial requirements
Consider room naming convention
Conduct regular site observation
Coordinate design and changes with owner and end-users

67. Commissioning Team Roles
Design Consultants
Assign Cx Team Members and attend meetings
Provide Basis of Design and Design Intent
Respond to RFI’s and CO’s
Conduct regular site observation
Coordinate design and changes with owner and end-users
Review O&M manuals, as-built drawings and other specified documentation
Provide HVAC training on the design intent

68. Commissioning Team Roles
Commissioning Agent
Assign Cx Team Leader and attend meetings
Review Design
Provide Commissioning Plan and Specification
Conduct regular site observation visits
Provide System Verification Checklists
Monitor system start-ups
Conduct Functional Performance Tests
Review O&M documentation and training

69. Commissioning Team Roles
Construction Manager
Assign Cx Team Member and attend meetings
Project Scheduling
Manage overall completion of work
Manage project documentation
Coordination of contractors
Maintaining specified building conditions

70. Commissioning Team Roles
Mechanical Contractor
Assign Cx Team Member and attend meetings
Manage subcontractors and vendors
Document Progress (SVC’s)
Coordinate equipment start-up
Operate systems as required for Functional Performance Tests
Plan and deliver O&M staff training
Provide O&M manuals, as-built drawings and other specified documentation

71. Commissioning Team Roles
Electrical Contractor
Assign Cx Team Member and attend meetings
Coordinate electrical installation with mechanical work
Attend meetings
Document Progress (SVC’s)
Operate systems as required for Functional Performance Tests
Plan and deliver O&M staff training
Provide O&M manuals, as-built drawings and other specified documentation

72. Commissioning Team Roles
Temperature Controls Contractor
Assign Cx Team member and attend meetings
Design and complete controls installation as required by DID/OPR
Document Progress (SVC’s)
Coordinate with TAB agency
Operate systems as required for Functional Performance Tests
Plan and deliver O&M staff training
Provide O&M manuals, as-built drawings and other specified documentation

73. Commissioning Team Roles
Test and Balance Contractor
Assign Cx team member and attend meetings
Review design for adequate testing provisions
Submit TAB data sheets for approval
Coordinate work with master schedule
Review site conditions prior to field work
Submit complete and accurate TAB Report
Participate in verification of TAB Report

74. Guidelines, Certifications, Associations

75. The Need for Guidelines
Uniform delivery of services
Cx adoption as standard practice
Owner procurement / selection of providers
Continuing education
Benchmarking of Cx Benefits
Training competent Cx service providers
Client education and cooperation
Efficient Cx interface with designers, contractors, vendors, etc

76. Guidelines ASHRAE Guideline 0-2005: The Commissioning Process
ASHRAE Guideline 1 –1996: The HVAC Commissioning Process
ACG Commissioning Guideline – 2005
NECA : Recommended Practices for Commissioning Building Electrical Systems
ISPE Pharmaceutical Engineering Guide Volume 5: Commissioning and Qualification

77. Certifications AABC Commissioning Group (ACG)
Building Commissioning Association (BCxA)
Institute of Electrical & Electronic Engineers (IEEE)
International Society For Pharmaceutical Engineering (ISPE)
National Environmental Balancing Bureau (NEBB)
Sheet Metal and Air Conditioning Contractors' National Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)
University of Wisconsin

78. Resources www.commissioning.org for AABC Commissioning Group
for American Society of Heating, Refrigerating, and Air-Conditioning Engineers
for Building Commissioning Association
for U. S. Dept. of Energy Building America Program
for Facility Commissioning Group

79. Resources
for Institute of Electrical & Electronic Engineers
for International Society For Pharmaceutical Engineering
for National Environmental Balancing Bureau
for Portland Energy Conservation, Inc.
for Sheet Metal and Air Conditioning Contractors' National Balancing Bureau
for United States Green Building Council

80. What is Commissioning? (validates the “design”!) Commissioning
“retro” ; “re”; or “ongoing” Cx
Commissioning
Commissioning
validates the design!
That the design works and meets the “design intent”
Design
Intent
Design
Construction
O & M
Kenig
Changing Needs
“Inspections” validate construction
That the construction is installed correctly per the “design”
This is not commissioning!

81. Architect’s Role “Master Builder” Coordinates the whole project
Supports Commissioning
Manages relationship with the Owner
Maintain the Owner’s Program Requirements

82. Benefits Better bid documents More accurate budgets
More “control” of project
Projects delivered on time
Fewer change orders
Fewer warranty issues
Satisfied Client

83. AABC Commissioning Group CxA Workshop
New York City – Javits Convention Center
AHR Expo
January 23, 2008
Jim Magee, CxA
AABC Commissioning Group, President
Facility Commissioning Group, President