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COMMISSIONI
NG
Presented by H. Jay Enck
Some Buildings Not Living Up to Green Label
CHANGE
New Construction projects registered
after June 26, 2007 are required to meet
a mandatory minimum of two points
(14% New/7% Existing) in order to
achieve certification.
LEED 2009 begins to assess project
performance compliance with LEED
Green Building Rating System
requirements.
Project owners authorize GBCI to
access and review their projects
Energy and Water Usage Data for
minimum 5 years after occupancy.
ISSUE
Why buildings are not living up to
promise
Energy model and water usage predictions
Incorrect installation/programming
Operator error
No feedback loop to owner and operational
team
OVERVIEW
USGBC Structure
The affect of USGBC on Commissioning
Changes to LEED 2012
Structure
New requirements
Additional Prerequisites
Changes to Fundamental and Enhanced
Commissioning
USGBC VISION 2009-2013
Performance Credits
Prerequisites
Water Metering and Reporting
Building-Level Energy Metering
Fundamental Commissioning and Verification
Credits
Enhanced Commissioning
Water Metering and Reporting
Advanced Energy Metering
Reconciled Projected and Actual Energy
Performance
FUNDAMENTAL COMMISSIONING
Intent
To verify that the projects energy,
water, and indoor air quality related
systems and the exterior envelope
assemblies and systems are designed,
installed, and calibrated to perform
according to the owners project
requirements, basis of design, and
construction documents
FUNDAMENTAL COMMISSIONING
Requirements
Apply only to systems included within the
projects scope of work
Commissioning process must be
incorporated into pre-design, design,
construction, and first year of occupancy
of the project
The process must verify that the project,
its components, assemblies and systems
comply with the documented owners
project requirements
FUNDAMENTAL COMMISSIONING
Requirements
The Owner or Owners representative
must complete the following:
Document and/or approve the OPR, which
meets the requirements of Section 5.2.2.4 of
ASHRAE Guideline 0-2005
Alternatively, the Owner may designate a
commissioning authority (CxA) to develop and
update the OPR
GUIDELINE 0 - SECTION 5.2.2
Requirements
The Owner or Owners representative
must complete the following:
The CxA must be designated and involved
prior to or immediately after completion of
conceptual design
The CxA must be designated and involved
prior to or immediately after completion of
design development.
ACHIEVING LEED
100%
Level of Cost of
Influence Action/Solution
0.0%
Design Construction Operation
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.
CONTROLLING LEED DESIGN
COSTS
By end of design development most
opportunities to change are gone.
Schematic Design
Design Development
100%
Level of Cost of
Influence Action/Solution
0.0%
Design Construction Operation
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.
ASHRAE GUIDELINE 0 - 2005
Pre-Design Activities
Owners Project Requirements
Identifying Commissioning Scope &
Budget
Design Phase Commissioning Plan
Acceptance of Pre-Design Cx
Process Activities
Review Lessons Learned from
Previous Projects
COMMISSIONING OUT OF
SEQUENCE
Potentially
More cost to the owner
Change orders for participation in Cx
process
Redesign costs
More work for the project team for
same compensation
Lost opportunities
Integration of sustainable principles
Implementation of integrated design
WHO CAN COMMISSIONING
Requirements
Must have documented commissioning
authority experience in implementing the
commissioning process with at least two
(2) building projects.
Documented CxA experience must include pre-
design, or early design phase involvement
through at least 10 months of occupancy.
Data Centers Requirements
Be a commissioning provider with
documented commissioning authority
specialization in the commissioning of
critical components;
WHO CAN COMMISSIONING
Requirements
Must be independent of the project
design and construction management
activities
For projects smaller than 20,000 gross
square feet, the CxA may be a qualified
employee of the design or construction
team (i.e., not an independent
consultant)
For projects 20,000 gross square feet or
larger, the CxA must be independent
consultant who is not part of the projects
design team, employed by the projects
construction management firm or sister
company.
DESIGN TEAM DELIVERABLES
Basis of Design
Develop the Basis of Design in
accordance with the OPR and the
requirements of Section 6.2.2 in ASHRAE
Guideline 0-2005;
DESIGN TEAM DELIVERABLES
6.2.2 Basis of Design Documentation
6.2.2.1 The Basis of Design, developed
and updated throughout the Design
Phase, is required with each design
submission and should include the
following:
System and assembly options
System and assembly selection reasoning.
Facility, system, and assembly performance
assumptions:
Assumptions for calculations/sizing.
Analytical procedures and tools.
Environmental conditions.
Limiting conditions.
Reference make and model.
Operational assumptions.
DESIGN TEAM DELIVERABLES
Building Envelope
Chapter 25 Heat, Air, and Moisture
Control in Building Assemblies
Fundamentals
Chapter 26 Heat, Air, and Moisture
Control in Building Assemblies Material
Properties
Chapter 27 Heat, Air, and Moisture
Control in Building Assemblies
Examples
ASHRAE 2009 FUNDAMENTALS
Chapter 25 Heat,
Air, and Moisture
Control in Building
Assemblies
Fundamentals
Hydrothermal
loads acting on
building
envelope
ASHRAE 2009 Handbook of
Fundamentals
ASHRAE 2009 FUNDAMENTALS
Chapter 25 Heat,
Air, and Moisture
Control in Building
Assemblies
Fundamentals
Hydrothermal
loads acting on
building ASHRAE 2009 Handbook of
Fundamentals
envelope
ASHRAE 2009 FUNDAMENTALS
2112 rooms
$5.5 M Problems
Before Opening
Day (HVAC &
Envelope)
1991-OMNI HOTEL CHARLESTON, S.C.
HVAC/Envelope
Problems
Occurred
Immediately After
Opening
$10+ M Fix
1993-MARTIN COUNTY COURTHOUSE
STUART, FL
Building problems
led to evacuation
$15+ M in repairs
(original cost =
$11M)
1997-MARRIOTT HOTEL KANSAS CITY
Problems began
during first
summers
operation
$2 M Repairs
1995-HALE KOA HOTEL
HONOLULU HAWAII
Moisture &
mildew problems
started
immediately after
opening
$6.5 M HVAC fix
COMMON THEMES
In every case the buildings were
T&B-without finding (or correcting)
problems
In every case the problems could
have been predicted in the design
stage.
In every case the changes
needed to prevent these
failures would not have cost
more money or added to the
schedule
In every case
building
commissioning would
have prevented these
problems.
Wall System Dynamics
Perms - 5 37.5 34.3 1.6 0.7 2.5 2.5
1/2 Plywood
Clapboards
space
3 1/2 Air
1/2 GWB
3/4 Poly-
Air film
Air film
styrene
Paint Location of the
primary vapor
retarder
70 Location of the first
plane of
60 condensation
50
40
72 F 30 0 F
20% RH 20
DP~29 F 10 Temperature
0
Primary Vapor
Dew Point
Retarder
VAPOR TRANSMISSION PROBLEM
Summer Conditions
VAPOR TRANSMISSION
WORKSHEET
VAPOR TRANSMISSION
WORKSHEET
VAPOR TRANSMISSION GRAPH
Summer Conditions
WALL VAPOR TRANSMISSION
PROFILES
Insid e A ir Film
100 100
Surface Temperature
Finished Wood
90 Strips Over 90
Cloth Finish
80 80
Dew Po int
70 70
60 60
50 50
E111999005ATL\ sc 108. FH8
WALL VAPOR TRANSMISSION
PROFILES Inside Air Film
Vinyl
1/2 Gypsum Wall Board
1 Polystyrene Insulation
Cementitious Water Proof Coating
8 CMU Outside Air Film
100 100
Surface Temperature
90 90
Condensation
80 in Wall 80
Dew Point
70 70
60 60
50
50
E 111999005A TL\sc 107.FH8
COMMISSIONING AUTHORITY
MINIMUM REQUIREMENTS
Prepare the final commissioning
process report
Plumbing
ENHANCED COMMISSIONING
CxA RESPONSIBILITIES
And:
Sustain the energy, water, and
envelope quality and performance
levels achieved at the end of the 10-
months occupancy period
Enhance the energy, water, and
envelope quality and performance for
the life of the building,
Provide requirements for re-
commissioning
ENHANCED COMMISSIONING
CxA RESPONSIBILITIES
And:
Annually evaluates the current facility
requirements and a means to address
changing activities or use of the facility
Adopts and implements policy and procedures
for application of the commissioning process
over the life of the building including minor
and major modifications to building interior,
exterior, mechanical, electrical, life safety and
process related systems
ADDITIONAL SYSTEMS TO BE
COMMISSIONED
Subterranean water proofing and
penetrations
Exterior wall assemblies and
fenestration systems
Above grade penetration
Stormwater control and removal
systems
Associated pumping systems, if
applicable
ADDITIONAL SYSTEMS TO BE
COMMISSIONED
Subterranean water proofing and
penetrations
Exterior wall assemblies and
fenestration systems
Above grade penetration
Stormwater control and removal
systems
Associated pumping systems, if
applicable
Quality Results
ELECTRICAL
Lighting & Power STRUCTURAL
Energy Wind & Seismic
Consumption Loads
Fire & Life Safety Flexibility
Floor Load
PLUMBING SYSTEM
Storm Water BUILDING ENVELOPE
Water & Sewer Weather Barriers
Water Efficiency Air Barriers
Vapor Retarders
Fenestration
HVAC SYSTEM
Proper Selection
& Sizing
Sufficient Run
Time
Adequate
Pressurization
& Ventilation
QUESTIONS
H. Jay Enck
HJEnck@CxGBS.c
om
WWW.CxGBS.com