COMMISSIONING YOUR WAY TO HIGH PERFORMANCE BUILDINGS
COMMISSIONING YOUR WAY TOHIGH PERFORMANCEBUILDINGS"The Value of Independent Commissioning"April 16th 2017White paper written by Alpin Limited, Masdar City, Abu Dhabi, UAEVersion 20170714.4
Commissioning Your Way To High Performance BuildingsTable of ContentsIntroduction4What is Building Commissioning?5The Commissioning Process7Types of Commissioning11The Importance of Independent Third-Party Commissioning14Cost and Benefits16Conclusion202 of 23
Commissioning Your Way To High Performance Buildings3 of 23
Commissioning Your Way To High Performance BuildingsINTRODUCTIONIn many fields, the benefit of involving independentspecialists is universal, and despite the initialinvestment involved, the positive factors typically faroutweigh the financial costs. This white paperanalyses and highlights the real value andimportance of independent commissioning; beyondsimply saving you time and money, it ultimatelyhelps shape a more superior built asset that standsup to the test of time and the demands of the everevolving built-asset market.While the overall cost and aesthetics of a buildingare important, it is vital that an asset performs wellin the long-term, with as little maintenance aspossible. Take the example of buying a car. Despitetaking the time to consider a variety of options, youmay still end up having to replace the vehicle afteronly a short time due to poor design ormanufacturing issues. These hidden design oroperational flaws may be issues that only an expertor specialist could detect.Therefore, to help you make a fully informeddecision regarding quality (especially if it is a preowned vehicle), it would be better to seek theassurance of an objective external reviewer orcertifier. The word of a member of the car’sproduction or sales team may be biased towards hisor her own personal offerings, potentially leavingyou open to problems in the future.Building commissioning is not unlike this vehicleanalogy, but of course it is much more complex.While building systems becoming increasingly morecomplex (especially given the ongoing integrationof information technology with MEPF), some lowertier developers are still biased against the importantprocess of building commissioning (Cx), viewing itsimply as a “box- ticking“ exercise rather than avital, value-add on service that serves both theirimmediate and long-term interests.Some developers might also opt for the lowest costoption regardless of quality, independence orexpertise, simply to fulfil a statutory requirement.The commissioning process is even sometimespassed on to the contractor or designer, whichcreates a conflict of interest and completely4 of 23contradicts the intent of the commissioning process.We will highlight this below, and demonstrate thatcommissioning must be independent in order tofully maximize its benefits.In this paper, we will discuss and explain in detailthe value of independent commissioning fordevelopers, FM teams, project designers, and endusers. We believe its inherent value lies in having anoptimal, independent advisor with extensiveexpertise and specialist knowledge who canultimately help fulfil an owner’s exact vision for aproject. To get the full benefits of commissioningand to ensure Cx is properly implemented, it isimportant to first understand this meticulousprocess. We will cover this in detail, along with thevarious types of commissioning, before analysing itscost and benefits. We will also outline the intrinsicvalues it can add, and how the initial costs may begradually covered through independent, certifiedand early-implemented Whole BuildingCommissioning.Furthermore, we would like to thank the persons,companies and research institutions referred tothroughout this report for their strong input on vitaldata and analysis.
Commissioning Your Way To High Performance BuildingsWHAT IS BUILDINGCOMMISSIONING?ASHRAE, the American Society of Heating,Refrigerating and Air-Conditioning Engineers,defines commissioning as:“A quality-focused process for enhancing thedelivery of a project. The process focuses uponverifying and documenting that all of thecommissioned systems and assemblies are planned,designed, installed, tested, operated and maintainedto meet the Owner’s Project Requirements(OPR).”1 Some of the most important benefits of propertycommissioning are outlined below: Averted premature equipment failures Avoided construction-defects litigation Improved end user comfort Mitigated indoor air quality problems Increased competence of in-house staff Reduced change ordersCx is a quality assurance process whereby thedesired quality is achieved through extensiveattention to detail in each stage of the process.‘Desired quality’ refers to the functionalrequirements of a project and the expectations ofhow it will be used and operated. This includesproject and design goals, measurable performancecriteria, budgets, schedules, success criteria, andsupporting information.2As part of Cx, all these details are put down in awritten document called Owner’s ProjectRequirements’ (OPR). The project is onlyconsidered complete once the OPR has beenachieved to the satisfaction of the owner. Thus, Cxrefers to the means of verifying the identifiedfunctional needs of the owner throughout all phasesof the project.5 of 23From building design to construction to hand-overand to occupancy, numerous complex systems areinstalled as part of today’s Smart Building.Additionally, municipal codes and various standards(e.g. ASHRAE, NFPA, CISBE, LEED and otherregional and local green building standards) have tobe met. This makes commissioning a necessaryprocess to implement. On nearly every type ofproject, a successful commissioning programcontributes to the performance and lifespan of abuilding project and helps to guarantee that allstandards are fulfilled.Commissioning is dependent upon teamwork,because all partners have to work closely togetherand ensure that they are all aligned on the projectand its goals. Integrated development is anobjective of the Cx process, and is achievedthrough proper coordination between varioustrades. The greatest benefit is derived through earlydesign stage involvement; hence it is a process thatbegins in the Pre-Design Stage and continuesthroughout Design, Construction and PostConstruction (warranty) and throughoutoperations.This process reduces energy related design issues toa great extent, and mitigates potential risks byaddressing building commissioning expectationsearly on in the project.Training of facility operators on the operation andmaintenance of the building systems, as well asrecord keeping in terms of Operations andMaintenance (O&M) manuals, is part of the Cxprocess that helps to ensure that the needs of thebuilding owner and occupants are met and thefacility continues to operate as intended.3The whole Cx process is governed by a Third-PartyIndependent Commissioning Authority (CxA orICA). CxA is an entity identified by the Owner whoplans, schedules, and coordinates thecommissioning team to implement thecommissioning process throughout all phases of theproject. It is imperative that the CxA works
Commissioning Your Way To High Performance Buildingsindependently and reports directly to the ProjectOwner / Project Management Consultant (PMC)without undue influence from either the design orconstruction teams.6The scope of Cx covers the following systems,which may have the highest impact on energy andwater consumption of built environments: Space Heating and Cooling Refrigeration Ventilation systems and controls Lighting and daylight controls Domestic hot water systems Renewable energy systems Building Envelope, Fire life-safety systems,Security systems, and Electrical powerdistribution Any additional systems requested by the client oras required by green building standards6 of 23“Commissioning can be looked atas Risk Management andInterface Management” 21
Commissioning Your Way To High Performance BuildingsTHE COMMISSIONING PROCESSPre-DesignPhaseDesign PhaseConstruction PhasePostConstructionPhaseEngage CxADevelop BODUpdateCommissioning PlanDevelop OperationsManualDevelop OPRCreateCommissioningSpecificationsSeasonal testing ofall ElectromechanicalSystemsReview ContractorMEPF SubmittalsReview of O&MManuals (Digital)Independent DesignReviewsChair CommissioningMeetingsSupervise Training ofOwner’s StaffDevelop Draft CxPlanReview Prefunctional ChecklistsDevelopment of FinalCx ReportPrescreenContractorsDevelop FunctionalTesting Plan withContractorIntegration of CxData into BIM ModelReview ofdeficiencies frompreviouscommissioningreportsReview ofoperational logsBuilding fine-tuningRecommissioningWitness Prefunctional andfunctional testsCore Phases Of The Commissioning ProcessPRE-DESIGN STAGEThe owner selects the design team, which includesthe commissioning authority (CxA). Commissioningauthority consists of the initial Cx team and teamleader, and they are involved from project initiationup until approximately one year of occupancy.Together they will work with the Owner to developthe OPR (Owners Project Requirements) to ensurethat the project will meet the owner’s expectations.The aim of Cx is to achieve the OPR by verifying abuilding’s systems and subsystems such as HVAC,plumbing, electrical installations, building envelope,among others.DESIGN STAGEAs the design develops from concept todocumentation, the CxA must work closely with the7 of 23design team to create the CommissioningRequirements, Specifications, and DraftCommissioning Plan. They must also preform anindependent review of the design documents."The Commissioning Authoritymust focus on the interface ofsystems and disciplines, an areawhere designers do not devoteenough time” 21
Commissioning Your Way To High Performance BuildingsDESIGN STAGEBEST PRACTICEDESIGN STAGENOT IDEAL / CONFLICT OF INTERESTDeveloper / OwnerDeveloper / orityReportingArchitect / EngineerPaymentsDesign ReviewsDesign ReviewsArchitect / EngineerBasis of DesignThe Basis of Design (BOD) is a technical documentdeveloped by the architect and/or engineer basedon the OPR. The document describes the technicaland design parameters to be used in the design ofbuilding systems such as HVAC, building envelope,building lighting, BMS, among others.Design Document ReviewSpecifications and drawings are reviewed at criticaljunctures as the design progresses.Commissioning PlanThe Commissioning Plan is a document thatoutlines the responsibilities of each member of theconstruction and commissioning teams. It alsodetails the organization, schedule, allocation ofresources, and documentation requirements of thecommissioning process. It identifies therequirements for static and dynamic testing, air &water balancing, training and demonstration, O&Mmanuals and as-built documentation and outlineswhat is expected of the Contractors. The initial CxPlan is created during the design phase and serves8 of 23IndependentCommissioningAuthorityas the road map for executing the process duringthe design and construction phases. The plan iscontinuously updated and enhanced until the endof the project, when it then becomes part of theProject Commissioning Record.CONSTRUCTION STAGEThe CxA provides the following services, some ofwhich include:Update of the Commissioning PlanThe Commissioning Plan is updated with projectspecific information and with specific input fromthe contractor, commissioning contractor andtesting and balancing team. This is a livingdocument that is updated as required throughoutthe project.Review of Contractor MEPF SubmittalsThe independent CxA reviews related submittalsfor compliance with the OPR, BOD and designdocuments, and confirms the ability to commissionboth system components and integrated systems.FAT inspections can also be undertaken at thispoint.
Commissioning Your Way To High Performance BuildingsDESIGN STAGEBEST PRACTICEDESIGN STAGENOT IDEAL / CONFLICT OF INTERESTDeveloper / OwnerDeveloper / oningAuthorityContractorConstructionReviews andInspectionsPaymentsConstructionReviews tractorPre-Functional Checklists Inspect proper performance of equipment andsystemsThese ensure that every piece of equipmentassociated with each system is installed correctly,statically tested and ready to be started up andprepared for functional testing. Chair Commissioning Meetings Review of Contractor Submittals Review of Test ProceduresFunctional Testing Plan Witnessing of Pre-functional and FunctionalTestsThe Functional Testing Plan makes sure that eachsequence of operation has been verified. Thisincludes making sure that all machines (be it achiller plant or an air handling unit) start correctlyand follow the right sequence of events. For eachsystem, a file is generated to track that all necessarytest items (such as pre-functional testing, water andair testing and balancing) have been accomplished. Development of Systems Operations Manual Review of the Operation and MaintenanceManuals Supervision of the Training of the Owner’s StaffThe above documentation assigns the responsibilityto each of the team members: owner, architect,consultants, CxA and contractors. This sets thefoundation for the commissioning process. Clear,detailed documentation is imperative in order toensure a successful process. Inspection of system installationsPOST CONSTRUCTION STAGE(OPERATIONS/ ACCEPTANCE,BUILDING TUNING & WARRANTYPHASE)The following services are provided by the CxAduring the final stage of a project or the postconstruction stage: 9 of 23Recommissioning
Commissioning Your Way To High Performance Buildings Building fine-tuning Seasonal testing on all mechanical and electricalsystems Review of deficiencies from previouscommissioning reports Review of operation logs Review of concerns as noted by the buildingoperatorsINTEGRATION WITH BIM (BUILDINGINFORMATION MODELING) VIA COBIEFOR ASSET MANAGEMENTAll performance testing data as well as all findingsand recommendations by the commissioning teamare detailed in the final commissioning report atproject completion.To ensure all systems run efficiently, an operationsmanual is prepared detailing how to optimally runeach system during all modes of operation (fire,power outage, shutdown, etc.).10 of 23
Commissioning Your Way To High Performance BuildingsTYPES OF COMMISSIONINGCommissioning is so much more than the boxticking exercise that is often followed simply forcompliance and sustainability certification. It can,and does, deliver high returns to the savvy clientwho embraces the commissioning process in itsentirety.21 Commissioning can be applied to newbuilding projects (as outlined above) as well as toexisting buildings, whether or not they have beenpreviously commissioned. Commonly used termsinclude:WHOLE BUILDING COMMISSIONINGA term used to emphasize that the focus is not onlyon the building's functional systems but alsoincludes Building Enclosure Commissioning wherea more holistic approach is employed (see below).RETRO-COMMISSIONINGThis applies to existing buildings that have not beenpreviously commissioned. These buildings wouldlikely be experiencing complaints regardingoccupant comfort, O&M and high-energy costs.Low cost O&M improvements for the existingbuilding are identified in order to meet initialdesign intent and the current needs of the ownersand occupants. This could include testing theHVAC systems’ performance and recommendingsolutions accordingly.4Re-commissioning applies to existing buildings thathave been previously commissioned.MONITORING BASED CONTINUOUSCOMMISSIONING (MBCX)It is a review of building operation within the firstyear of a building's operation phase. The processinvolves continuous monitoring of real-timeperformance and comparing it to energy simulationdata in an effort to identify faults or performancedeficiencies in the systems immediately afteroccurrence.!Process Cycle Of Monitoring Based ContinuousCommissioningBUILDING ENCLOSURECOMMISSIONINGBuilding Enclosure Commissioning (BECx) andtesting is an inherent part of Whole BuildingCommissioning, and focuses on much more thanjust technical system installations. It deservesdistinct attention as it continues to increase inimportance as a result of the demand for highenergy efficiency, longer building life cycles,increased performance expectations, and newconstruction products.9 The building envelopedesign is crucial for indoor comfort and air quality,energy efficiency and sustainability, and thus can nolonger be regarded separately from the building’senergy systems.The most crucial part of BECx is the mock-upphase. Unfortunately, despite its importance, it isoften not implemented effectively on newconstruction projects because initial cost savings areprioritized.10 Building enclosure commissioning(BECx) and testing can prevent many unwantedconsequences. Some include the identification andrectification of air leakage and moisture issues,which result in increasing the effectiveness of thetechnical MEP systems. The process commences atthe basis of design (BOD) and can continuethrough all stages of the project.Mock-Up TestingThe Building Design Construction magazinedefines Mock-ups as "full-sized structural modelsmade with the exact construction techniques,11 of 23
Commissioning Your Way To High Performance Buildingsmaterials, and technicians that will be used on aproject, providing the project team [owner,designer, contractors, consultants] with theopportunity to assess a three-dimensionalrepresentation of a design and serving as a meansto evaluate functionality, determine compliancewith project documents, assess aesthetics, establishquality standards, and enhance workmanship.”10Mock-ups are set up for review and testing by thespecialist building enclosure commissioningauthority prior to installation on site. Each mock-upmust be representative of the OPR and the qualitystandard of the future construction. Ideally, themock-up will be constructed with the samematerials and by the same personnel employed foractual construction.A congruent implementation requires that theBuilding Enclosure Commissioning Agent/Authority (BECxA) be involved in all stages of themock-up process (design, testing and post-testevaluation, troubleshooting).Typical testing includes air infiltration, static anddynamic water penetration, thermal cycling,condensation resistance, inter-story drift, and designload and structural overload tests. Additional testsmay be added, for example, airtightness testing ofmembrane seams and penetrations.The intent of mock-up testing is to locate potentialissues prior to the actual construction and then totransfer lessons learned and results of theevaluation to the actual building site to lead to awell-streamlined and flawless installation process byexact replication of the final mock-ups.The advantages are obvious: Mock-ups helps tolearn which materials to use and how to installthem properly, to detect incompatibilities, to locatepotential leakage points, etc. Consequences includereduced energy cost, better indoor air quality andthermal comfort, and prevention of costly repairsdue to water infiltration, condensation, andpotential mold issues. Furthermore, it enables theconstructor to determine applicator skill level, siteconditions and scheduling or sequencing conflicts.912 of 23SMART COMMISSIONING FOR SMARTBUILDINGSNowadays buildings are more complex than ever:While once subsystems (like light, air conditioning,or heating) were independent and operatedindividually by a couple of wires and switches,systems are now highly interactive and theirsubsystems and components require meticulousmaintenance and precise operations.11Thermostats, for example, can adjust temperatureand humidity based on an occupant’s preferencesand climatic conditions. They may be connected tooccupancy sensors and active shading devices inorder to work in harmony with environm
Commissioning Your Way To High Performance Buildings THE COMMISSIONING PROCESS Core Phases Of The Commissioning Process PRE-DESIGN STAGE The owner selects the design team, which includes the commissioning authority (CxA). Commissioning authority consists of the initial Cx team and team leader, and they are involved from project initiation
Defining Commissioning for GSA Buildings Commissioning ensures the delivery of efficient, durable, and comfortable facilities. ASHRAE Guideline 0‐2019 The Commissioning Process defines commissioning as follows: “Commissioning Process (Cx): a quality‐focused process for enhancing the delivery of a project. The
Commissioning the Building Building Commissioning Building commissioning: Is a systematic and designed process coordi nated by a commissioning authority or team. Includes documentation, verification pro cedures, functional performance tests, valida tion, and training. Is performed specifically to ensure building
“Commissioning” (Cx) Process Applied to New Buildings “Re-Commissioning” (RCx) Process Repeated for Buildings That Have Been Commissioned “Existing Building Commissioning” (EBCx) Process Applied to Existing Buildings Not Previously Commissioned (replaces the older term “Retro-commissioning”). 5
This guideline describes the total building commissioning process and the responsibilities of the Commissioning Authority and the Owner. Selecting and developing a Commissioning Plan following this guideline assures Caltech of whole-building commissioning meeting the OPR, and a sustaina
Commissioning Commissioning is the phase in a project when design process fluids are introduced to the process. Note that for hydrocarbon systems the commissioning activities commence with inerting operations. Commissioning activities normally consist of activities associ
b. A Certified Building Commissioning Professional, certified by the Association of Energy Engineers (AEE); c. An Existing Building Commissioning Professional (CBCP) as certified by the AEE; or d. A Commissioning Process Management Professional (CPMP) certified by ASHRAE The retro-commissioning
SNC Commissioning Guide (LIT-12013295) NIEx9 Commissioning Guide (LIT-12011922) Commissioning a network engine for secure communication LCS85 Installation and Upgrade Instructions (LIT-12011623) Commissioning a secure NAE55 (NAE-S) with embedded encryption technology (available to Johnson Controls employees only) NAE-S Commissioning Guide .
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