“Why We Hired a Commissioning Agent” Presented to: Illinois Association of School Business Officials (IASBO) Department 1 Mike Elliott, AIA, LEED AP Kluber Skahan + Associates Jan Taniguchi, AIA, LEED AP STR Partners LLC George Bourassa, PE, CCP, LEED AP 2 www.bcxa.org 3 Jan Taniguchi, AIA, LEED AP STR Partners LLC 4 What does LEED stand for? Leadership in Energy and Environmental Design 5 What is LEED? LEED is an internationally recognized certification system that measures how well a building or community performs across all the metrics that matter most: energy savings, water efficiency, CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. 6 What is LEED’s Purpose? LEED enables project teams to deliver certified performance for their buildings. Third party certification through the independent Green Third-party Building Certification Institute (GBCI.org) assures that LEED buildings are constructed and operated as intended. 7 What are the LEED Rating Systems? New Construction Existing Buildings: Operations & Maintenance Commercial Interiors Core and Shell Schools Retail Healthcare Homes Neighborhood Development 8 What does LEED Measure for Schools? Sustainable Sites Water Efficiency Energy & Atmosphere Materials & Resources Indoor Environmental Q lit Quality Innovation In Design Prerequisite: Fundamental Commissioning 1 Point: Enhanced Commissioning 9 What are the Levels of Certification for Schools? Certified 29 to 36 Points Silver 37 to 43 Points Gold 44 to 57 Points Platinum 58 to 79 Points 10 George Bourassa, PE, CCP, LEED AP 11 Agenda What is Commissioning? − Process − Documentation − Not already included Why is Commissioning Needed? − − − − Financial Benefits Qualitative Benefits Case Study y LEED Where/With Whom is it Most Widely Used? − Colleges/Universities − Government − LEED projects How Do I Hire a Commissioning g Agent? g − Selecting a Provider − Funding Resources 12 What is Commissioning? ASHRAE GUIDELINE: “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.” 13 What is Commissioning? The p process of commissioning g involves steps p that are integrated into every phase of the project: − − − − − Pre-Design g Design Construction Acceptance Warranty Commissioning is NOT just testing at the end of the project. 14 Don’t I Already Pay for That? A/E Agreements - Don’t allow for third party Cx Agent - Don’t allow for quality control beyond field observations Construction Contracts - Cx requirements not specified - Doesn’t require formal Cx program Doesn’t include performance criteria Doesn’t include witnessed tests Not a condition for final acceptance 15 Why is Commissioning Necessary? Increasing Complexity of Building Systems - Security -Controls -Energy Conservation -Integrated Systems Complexities Frequent failure of buildings/facilities to provide the functionalityy and system y performance p that Owners expect p Operations and maintenance staff given responsibility without adequate training and documentation Increasing dependence on automated systems vs. occupant control of environment Rate of change of technology 16 Why is Commissioning Necessary? 17 Why Is Commissioning Helpful? Sets clear measurable goals for everyone − Verified goals are being met throughout the design and construction phases E t bli h accountability Establishes t bilit − Changes the way people perform − Allows designers and contractors to measure success as well as deficiency 18 Design Phase Commissioning Activities Develop Owner's Project Requirements Develop p Commissioning Scope and Budget Develop Commissioning Plan Develop Basis of Design Perform Design Review of Construction Documents Develop Commissioning Specifications Attend Pre-Bid Meeting 19 Construction Phase Commissioning Activities Pre-construction Pre construction Meeting Cx Kick Kick-off off Meeting Schedule Reviews Submittal Reviews Operation & M i t Maintenance Data Attend Construction Progress Meetings Construction Checklists Site Observation Vi it Visits Witnessing of QA/QC T Testing ti 20 Testing/Training Phase Cx Activities Testing / Training Meeting Functional Performance Testing Corrective Issue Reports Owner Training Sessions Training Evaluation Systems Manual 21 Occupancy Phase Commissioning Activities Final Commissioning Report Seasonal Testing Measurement & Verification Operational Support Lessons Learned Update Commissioning Report 22 Partial List of Documents • • • • • • • • • • • • • Owner Project Requirements Design Intent Document Commissioning Plan Commissioning Specifications Commissioning Schedule Contractor Checklists Functional Performance Verification Procedures Corrective Issue Reports CIR Log Operator Training Schedule, Content, Format Operation & Maintenance Manuals Operator Training Session Record Commissioning Report 23 Qualitative Benefits of Commissioning Identify and correct life safety issues Extended equipment life Improved indoor air quality Reduced O&M costs Upgrade system operation reliability Improved comfort and worker productivity More knowledgeable building staff Increased net operating income and tenant retention Expose staff to different approaches for troubleshooting problems and improved staff understanding of equipment and control strategies Early detection of equipment issues Smoother contractor transition Improve p energy gy efficiency y Minimize dependence on contractors for ongoing maintenance 24 Financial Benefits of Commissioning Meet energy budget targets at initial occupancy Reduced change orders because of improved contract documents and team partnership level Lower operating costs due to improved operational techniques Lower maintenance costs because equipment performs at optimal level Improved building operator capability Benefits to building occupants: greater worker productivity productivity, reduced complaints, reduced incidence of absenteeism 25 Reasons for Retro-Commissioning Life safety issues discovered following initial construction and turnover P bl Problems never id identified tifi d d during i iinitial iti l b building ildi start-up, t t such h as improper sequences of operation Systematic problems in building operation, such as simultaneous heating and cooling Environmental problems Excessive equipment run times due to changes in occupancy or space use such as unnecessary lighting use, Malfunctioning equipment or sensors, such as broken dampers Control optimization issues, such as sub-optimal chilled water supply temps Excessive equipment repair and replacement costs High utility bills I d Indoor air i quality lit concerns High employee absenteeism Frequent tenant turnover 26 Financial Benefits of Retro-Commissioning RCx can produce savings of 5-30% of total building energy costs, with simple payback averaging less than 6 months A study of 100 buildings in 2004 found median energy savings of approximately $45,000 per building and ranged as high as $1 $1.8 8 million Natural Capitalism: “It may be that managers can’t afford not to retrofit buildings to save energy, because doing so can make workers more productive. If labor productivity goes up just one percent, that will produce the same bottom-line benefit as eliminating the entire energy bill.” 27 LEED Projects All LEED p projects j require q commissioning g Energy & Atmosphere − Fundamental Commissioning (prerequisite 1) − Credit 3: Enhanced Commissioning Systems to be commissioned: HVAC, refrigeration and associated controls Lighting and daylighting controls y Domestic hot water systems Renewable energy systems (wind, solar, etc.) 28 Fundamental Commissioning Requirements • Designate a Cx Authority − Buildings less than 50 50,000 000 sf sf, CxA can be: Employee or subcontractor to GC Employee or subcontractor to CM Employee or subcontractor to A/E May be staff with construction responsibilities − Buildings greater than 50,000 sf, CxA cannot be: • • • • Employee or subcontractor to GC Employee or subcontractor to CM Employee or subcontractor to A/E Anyone with construction responsibilities − Documented Experience − Understand Energy Efficient Design, Installation and Operation − Field experience: Start Start-up, up TAB TAB, Troubleshooting, Troubleshooting O&M O&M, BAS Review Owner’s OPR and A/E’s Basis Of Design 29 Fundamental Commissioning Requirements • Develop and Use Cx Specs − Must clearly define everyone’s everyone s roles and responsibilities • Develop and Use Cx Plan − Must clearly define who does what and when − Must be integrated into the construction schedule • Verify Installation and Performance − − − − Installation Verification Checksheets (IVC) Operational Performance Testing (OPT) Functional Performance Testing (FPT) Integrated Systems Testing (IST) • Complete Cx Report − Organized − Include Issues List − Identifies Unresolved Issues 30 Enhanced Commissioning Requirements • Designate an Independent Cx Authority − Must be one of the following: Disinterested subcontractor to A/E CM not holding construction contracts Independent consultant to Owner Owner employee or staff − CxA to Perform the “Enhanced Responsibilities” must be the same as the CxA that Performed the Pre-requisite Pre requisite Responsibilities Review Owner’s OPR and A/E’s BoD and Design Documents prior to mid-CD’s and Back-Check − 50% CD’s Must be Reviewed by CxA − CxA Must Perform a Back-Check of their review comments Review Submittals − C CxA AM Mustt R Review i S Submittals b itt l off E Equipment i t th thatt is i tto be b commissioned i i d − Does not replace A/E’s normal responsibilities 31 Enhanced Commissioning Requirements • Develop a Re-commissioning Systems Management Manual − Contractors Requirements for the Manual Must be Clearly Defined in the Specifications − One-line diagrams provided by the Design Engineer − Vendor’s PM recommendations • Verify Training − Operator p − Occupant • Post Occupancy Contract For Operations Performance Review − Must be performed by the CxA − Walk-thru and Review with O&M staff 10 months after substantial completion − Report Warranty Issues − Coordinate with Design Team 32 Who Uses Commissioning Services? Colleges/Universities: many have mandated commissioning for “complicated” complicated buildings Federal Agencies (required): GSA, Air Force, Army Corps of Engineers, Dept. of State, Dept. of Energy, EPA, Navy State Governments (required for all state-funded buildings): Idaho, Maryland, Massachusetts, New Jersey, Oregon, g Pennsylvania) y ) − California does not require commissioning, but does have state energy standards that call for it − Georgia State Board of Education requires school districts to perform commissioning on projects greater than 50,000 square feet q commissioning g for buildings g over 20,000 , − New York requires square feet − Washington state requires all new educational buildings undergo the commissioning process 33 Who Uses Commissioning Services? Local Governments: Austin, TX; Arlington, VA; Boulder, CO; Chicago and Cook County, IL; Los Angeles, CA; Portland, OR; San Jose, CA; San F Francisco, i CA; CA S Seattle, ttl WA Clark County (Las Vegas) public school system specifies commissioning of all new facilities construction 34 How Do I Select a Commissioning Provider? Look for Related, Related Not Necessarily Exactly Similar Experience Include the following in your RFQ: - List of Required Services - List of Systems To Be Commissioned - Identify Sampling Percentages, If Any Ask for Samples of Prior Documents - Commissioning Plan - Owner’s O ’ P Project j tR Requirements i t - Basis of Design 35 How Do I Select a Commissioning Agent? Cx Fees Broken Out By Task Work Out Final Cx Scope and Budget Face-To-Face At present, minimum professional recognition of Cx providers – difficult for Owners to determine who are experienced and fully qualified Cx providers Five organizations have developed professional certification programs: BCA, AEE, AABC, NEBB, University of Wisconsin 36 Keys to Successful Commissioning Develop a Cx RFQ That Is Specific To Your Project Work Out Final Cx Scope and Budget Face-to-Face Early Involvement of the Commissioning Provider Strong Support of the Cx Process By The Owner Cl l D Clearly Documentt th the O Owner’s ’ P Project j tR Requirements i t Identify A/E Responsibilities in Their Contract Early Completion of the Basis of Design Document Identify Contractor Responsibilities in Their Contract 37 Keys to Successful Commissioning Early involvement of owner’s owner s operations staff Incorporate Cx tasks in the contractor’s schedule of values Itemize Cx tasks in the construction master schedule Get the O&M manuals early in construction Avoid test sampling if budgets allow Make contractor responsible for cost of retesting Mutual respect for each team members contribution Open communication between all team members 38 Commissioning Contracts • Fee is typically based on % of construction cost, usually between 0.5-3%. • Square footage rates can range from $0.75 to $3.00/ft2 • Most common type of contract is a lump sum fee • 74% of commissioning costs are directly related to labor 39 Resources American Society of Heating, Refrigeration and Air Conditioning Engineers www.ashrae.org United States Green Building Council www.usgbc.org Building Commissioning Association www.bcxa.org U.S. Department of Energy – Energy Smart Schools Program U.S. Environmental Protection Agency, IAQ Design Tools for Schools 40 “Why We Hired a Commissioning Agent” Questions 41