PMI May Lunch Present 20120531

Building Systems
Commissioning for
Project Managers
PMI Bluegrass May 2012 Lunch

Presentation: Commissioning
Commissioning Process

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 owners 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.)

The commissioning process provides
the framework to verify that a
facility and its systems will function
to meet the design intent and the
owner's needs and to coincide with
the phases of a construction project.
(Applying the PMBOK Guide Will Enhance the
Commissioning Process and Result in Greater Project Success
- by Aaron Pankonin, CBCP, CAPM)
Owners Project Requirements
Details functional requirements and Owners
expectations of how a building will be used and
operated DESIGN INTENT DOCUMENT
Basis for building commissioning
Basis of Design
The concepts, calculations, decisions, and
product selections used to meet the OWNERS
PROJECT REQUIREMENTS

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

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

Elements of Commissioning
Design Intent Documents (DID or OPR)

Design Reviews
Submittal Reviews
Site Observations and Site Meetings
Resolution Tracking Forms (RTFs)
System Verification Checklists (SVCs)
Organized Systems Start-Ups
Functional Performance Tests (FPT's)
Operation and Maintenance (O&M) training
O&M Documentation
Commissioning Report
Warranty Review of Building Operation
Approaches to Commissioning
Comprehensive Commissioning
Construction Phase Commissioning

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

Pre-Design Phase
Establish commissioning
Select a Commissioning Agency (CxA)
Develop commissioning scope
CxA review of DID or OPR

Pre-Design Phase is CRITICAL!

Design Phase
Review design for commissioning, testing

and O&M access and provisions
Prepare commissioning specification
Write the commissioning plan
Establish commissioning in the project
schedule

Construction Phase
Review submittals
Update commissioning plan
Coordination including site observation, Cx
Meetings, Resolution Tracking Forms (RTFs), and
System Verification Checklists (SVCs)
Equipment and systems start-ups
TAB HVAC systems
Verify Building Automation System (BAS)
installation and start-up

Acceptance Phase
Review TAB Report

Functional Performance Tests (FPTs)
O&M Training and Documentation
Commissioning Report

Post Acceptance Phase
Correct unresolved deficiencies and

conduct required re-tests
Carry out specified off-season testing
Perform specified post-occupancy
monitoring
Review usage changes
Update commissioning documentation

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)

Why Commission?
Better People
Aside from achieving documented cost savings

and cost avoidance, commissioning enhances
customer satisfaction by promoting proper
training of the owners Operations & Maintenance
staff, which increases the longevity and efficient
operation of building systems.

What is cost and value of
commissioning?

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

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)
Approximately 2%-5% of Comprehensive HVAC
Construction Cost (ACG Commissioning Guideline)

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*.
Without Commissioning
First Year Warranty
Design Phase Construction Phase Costs
Period Costs
Costs
With Commissioning
Design Phase Construction Phase Costs First Year Warranty
Costs Period Costs
* Based on research findings from University of Wisconsin,

ASERTTI Training Module, 1998
Benefits
Better bid documents
More accurate budgets
More control of project
Projects delivered on time
Fewer change orders
Fewer warranty issues
Satisfied Client

Commissioning of a project
TITLE SLIDEis a term
that has different interpretations
depending on who is using it.

Associations
AABC Commissioning Group (ACG)
ASHRAE
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
Association of Energy Engineers (AEE)

Certifications
AABC Commissioning Group (ACG)
ASHRAE (Process Management Certification)
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
Association of Energy Engineers (AEE)

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

Guidelines
ACG Commissioning Guideline 2005
ASHRAE Guideline 1 1996: The HVAC
ASHRAE Guideline 1.1 2007: HVAC&R Technical
Requirements for the Commissioning Process
ASHRAE Guideline 0-2005: The Commissioning
Process
NECA90-2004: Recommended Practices for
Commissioning Building Electrical Systems
ISPE Pharmaceutical Engineering Guide Volume
5: Commissioning and Qualification

Guideline 0:
1. Cx responsibilities statement in request for A/E design
services.
2. Develop and commit to Owners Project Requirements.
3. Assign O&M personnel to the commissioning process.
4. Review and approve changes made in the Owners Project
Requirements.
5. Review and approve the Construction Documents.
6. Provide competent documenting of training sessions (video,
etc.)
7. Review and comment on the Cx Process Progress Reports.
8. Review and comment on the Cx Authoritys verification
reports.
ASHRAE Guideline 1.1
1. Aligns Guideline 1.1 with Guideline 0 terminology
2. Greater emphasis on Owners Project Requirements (OPR)
3. Eliminate DID terminology
4. Suggests challenging design for achieving OPR
5. Promotes sampling over 100% verification and testing
6. Includes more technical process details (specific tasks)
7. Enhanced appendix of sample forms and procedures
8. Advocates extensive training for owner personnel
9. Promotes team building to accomplish commissioning

Standards
ASHRAE Standard 202
SPC 202 Committee
Complete at San Antonio AHSRAE Meeting in

June
1st Public Review this Summer
Release before or at AHR Expo January 2013

Who manages for everything?

Owners Project Requirements
Program requirements
Community context
Codes and regulations
Site and climate
Facility context and function
Facility technology
Sustainability
Cost
Schedule
Clients needs and capabilities
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

EXISTING BUILDING COMMISSIONING
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
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

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

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

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

EA Credit 3 Enhanced Commissioning
Independent 3rd Party CxA
Review OPR, BOD and Design by mid-CDs
Independent submittal review
Systems Manual
O&M and Occupant Training Verification
10th Month Review of Building Operation

PROJECT MANAGEMENT IS
RESPONSIBLE

Team Effort
Commissioning succeeds when
Team members understand and carry out
their responsibilities
Team members cooperate and coordinate
with each other and third-party agencies
Communication and accountability essential

for effective teamwork and they are the
responsibility of the commissioning agent.

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

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

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

Architect

Coordinate work of design consultants
Consider spatial requirements
Consider room naming convention
Coordinate design and changes with owner and
end-users

Design Consultants
Assign Cx Team Members and attend meetings

Provide Basis of Design and Design Intent
Respond to RFIs and COs
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

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

Construction Manager

Project Scheduling
Manage overall completion of work
Manage project documentation
Coordination of contractors
Maintaining specified building conditions

Mechanical Contractor

Manage subcontractors and vendors
Document Progress (SVCs)
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

Electrical Contractor

Coordinate electrical installation with mechanical
work
Attend meetings
Performance Tests
Temperature Controls Contractor
Assign Cx Team member and attend meetings

Design and complete controls installation as
required by DID/OPR
Coordinate with TAB agency
Performance Tests
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

REFERENCES
Resources
www.commissioning.org for AABC Commissioning Group

www.ashrae.org for American Society of Heating,
Refrigerating, and Air-Conditioning Engineers
www.bcxa.org for Building Commissioning Association
www.buildingamerica.gov for U. S. Dept. of Energy Building
America Program
www.facomgrp.com for Facility Commissioning Group

Resources
www.ieee.org for Institute of Electrical & Electronic
Engineers
www.ispe.org for International Society For Pharmaceutical
Engineering
www.nebb.org for National Environmental Balancing
Bureau
www.peci.org for Portland Energy Conservation, Inc.
www.smacna.org for Sheet Metal and Air Conditioning
Contractors' National Balancing Bureau

Project Management Drives

PMBOK recognizes 5 basic process groups and 9
knowledge areas typical of almost all projects. The
basic concepts are applicable to projects, programs
and operations. The five basic process groups are:
Initiating
Planning
Executing
Controlling and Monitoring
Closing.
Processes overlap and interact throughout a project or

phase. Processes are described in terms of:
Inputs (documents, plans, designs, etc.) Tools and
Techniques (mechanisms applied to inputs) Outputs
(documents, products, etc.)
Project Management/Commissioning
Prerogatives
Project Integration Management

Project Scope Management
Project Time Management
Project Cost Management
Project Quality Control
Project Human Resource Management
Project Communications Management
Project Risk Management

Questions, Comments, Discussion


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Building Systems

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

It begins in pre-design and continues through

(BCA draft document, 2004.)

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Design Construction O&M

PMI Bluegrass May 2012 Lunch

Design Intent Documents (DID or OPR)

Construction Phase Commissioning

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Review design for commissioning, testing

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Review TAB Report

PMI Bluegrass May 2012 Lunch

Correct unresolved deficiencies and

PMI Bluegrass May 2012 Lunch

Building owners are finding that the energy,

PMI Bluegrass May 2012 Lunch

Aside from achieving documented cost savings

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

* Based on research findings from University of Wisconsin,

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

SPC 202 Committee

Complete at San Antonio AHSRAE Meeting in

1st Public Review this Summer

Release before or at AHR Expo January 2013

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Continuous Commissioning (CCx):

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Review OPR, BOD and Design by mid-CDs

Independent submittal review

O&M and Occupant Training Verification

10th Month Review of Building Operation

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Communication and accountability essential

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

PMI Bluegrass May 2012 Lunch

Assign Cx Team Member and attend meetings

PMI Bluegrass May 2012 Lunch

Assign Cx Team Member and attend meetings

PMI Bluegrass May 2012 Lunch