The Commissioning Process

Points to Ponder

Commissioning Definition

ASHRAE defines COMMISSIONING as: a quality assurance process for buildings from pre-design through design, construction, and operations. It involves achieving, verifying, and documenting the performance of each system to meet the buildings operational needs within the capabilities of the documented design and equipment capacities, according to the owners functional criteria. Commissioning includes preparing project operational and maintenance documentation and training operation and maintenance personnel. The result should be fully functional systems that can be properly operated and maintained throughout the life of the building.

Commissioning (Cx): A Quality Assurance Process

Building Commissioning is a relatively new field and standard procedures are still being defined. Overall, the Building Commissioning process is intended to: 1. smooth the building turnover process; 2. realize energy savings; 3. assure indoor air quality (IAQ); 4. improve system function, operation and maintenance (O&M); and, 5. increase thermal comfort.

Commissioning is Not

A substitute for good architectural practices; A substitute for good engineering; A substitute for good construction practices; An opportunity for showing off; An invitation for a Shootout at the OK Corral; Hired gun mentality A duplication of effort; nor is it wasted effort, necessary only because its required by AEGBP and/or LEED certification. (Check-the-box mentality)

The Commissioning Authority (CxA)

The qualified person, company or agency that plans, coordinates, and oversees the entire commissioning process. Sometimes called the Commissioning Agent. Performs focused Design Review Facilitates development of: Owners Project Requirements (OPR), and A/Es Basis of Design (BOD) documentation Writes Commissioning Plan and Functional Test Procedures Reviews submittals Conducts or facilitates Functional Testing Prepares Cx Report and O&M documentation Conducts End of Warranty inspection

Methods of Building Commissioning

Independent Agent as CxA The most common and generally, the desirable approach. Eliminates conflicts of interest.

A/E as CxA Growing interest of several architectural and engineering firms to add commissioning to basic menu of services.

Construction Manager as CxA Can work when CM is independent of contractors team. Contractor as CxA Generally not recommended unless delivery is turn-key.

Key Elements of Commissioning

Thorough documentation of system design intent and operating sequences; Verification of system performance based on documented functional testing and measurement; Preparing and submitting O&M manuals (and increasingly, videos); Training of building operations staff on system operations and maintenance procedures; and, Ongoing monitoring of system performance.

Scope of Commissioning Services

Even today, there is no absolute consensus of what constitutes the most appropriate scope of Building Commissioning activities; nor is there a consensus on who should perform the services. Total Building Commissioning vs. HVAC Commissioning. ASHRAE Guideline 1-1996 - The HVAC Commissioning Process provides a blueprint for the commissioning of HVAC systems but does not suggest a whole building commissioning process that includes other, non-HVAC components. Testing, Adjusting and Balancing (TAB) - Building Commissioning goes beyond TAB and traditional inspections. In the case of direct digital controls (DDC), it usually includes point-topoint (PTP) testing and, in all cases, it involves functional performance testing (FPT) to determine how well mechanical and electrical systems work together. These non-TAB activities are not, as many owners and managers believe, part of the typical design and construction process or part of standard O&M service contracts.

LEED/AEGBP Fundamental Cx Requirements

Engage a commissioning agent. Develop design intent and basis of design documentation (required even if started after design). Incorporate clear and complete commissioning requirements, ideally in the construction specifications or through explicit change order. Develop and utilize a commissioning plan. Verify installation, functional performance, training and documentation. Complete a commissioning report.

LEED/AEGBP Enhanced Cx Requirements

Complete a design review by a qualified party other than the designer, and preferably by the commissioning agent. Complete a construction documents review by a qualified party other than the designer. Complete a focused review of submittals (shop drawings, cut sheets, etc.) Develop a Systems and Energy Management Manual or Recommissioning Manual. Have a contract in place for a near-warranty end or post occupancy review.

Commissioning Process Recommendations

Select Commissioning Authority at or before the Design Phase of a project. Hire an experienced Commissioning Agent - be sure to select an experienced Agent and check their references. Include detailed commissioning requirements in the specifications. Develop a written Commissioning Plan. Document the results and findings of Commissioning. Optional: Consider a Multi-Party Commissioning approach Multi-party commissioning requires the active participation of the A/E, the Building Contractor, a Commissioning Agent, and the Owner. This approach places more of the responsibility for Commissioning activities on the construction contractor, with verification by the Commissioning Agent.

Commissioning Cautions and Opportunities

Value Engineering Make sure the CxA participates in VE (Value Eliminating) processes so that the exercise focuses on life-cycle cost, not merely least first cost. Increased IAQ - Commissioning establishes strict discipline for completing all testing requirements as planned, even when pressures mount to save time during construction. Building Commissioning scope varies with the type of project. Not all projects of a specific size will require same levels of efforts. Be sure to clarify contractually in all contracts who will be responsible for the cost of correcting conditions that do not meet specifications and written intents.

Commissioning Costs

Commissioning Cost Effectiveness

We find that commissioning is one of the most cost-effective means of improving energy efficiency in commercial buildings. While not a panacea, it can play a major and strategically important role in achieving national energy savings goalswith a cost-effective savings potential of $18 billion per year or more in commercial buildings across the United States. Lawrence Berkeley National Labs December 15, 2004

Finally, In the For What its Worth Column

House Bill 269 requires utilities to meet 50% of new, annual electricity demand with efficiency measures (up from 10%). Senate Bill 12, HB 999, and SB 445 toughen the state's building codes for homes, commercial buildings, and schools. SB 12, HB 1122, and SB 489 establish appliance efficiency standards. SB 12 also requires state agencies to save energy. HB 2266 creates a statewide incentive fund for solar system installation. HB 3693 is an omnibus bill covering all of the above. SB 541 requires continued education for licensed architects to include energy-efficient design.