Commissioning For New And Exist Green Buildings

ASHRAE Redwood Golden Gate, 2013Golden Gate and RedwoodChapters of ASHRAECommissioning for New and ExistGreen BuildingsRonald Wilkinson PE, CPMP, LEED APe4, inc., New York, NYmonman99@verizon.netWhat is Commissioning?Commissioning isQuality Assurancein Building Construction2Commissioning is: A Quality ProcessOwners Project RequirementsBasis of DesignConstruction DocumentsVerify and DocumentFine Tuning1

ASHRAE Redwood Golden Gate, 2013Cx, RCx and EBCx“Commissioning” (Cx) Process Applied to New Buildings“Re-Commissioning” (RCx) Process Repeated for Buildings ThatHave Been Commissioned“Existing Building Commissioning” (EBCx) Process Applied toExisting Buildings Not Previously Commissioned (replaces the olderterm “Retro-commissioning”).4I Have a Design/Construction TeamWhy Do I Need Commissioning ? High Performance Buildings– Energy Efficient, Sealed, Secure Cutting Edge Equipment– Microprocessor Controlled Intermixing Systems5The Commissioning Agent/AuthorityThe Commissioning Authority (CxA) has OverallResponsibility for Commissioning The Process is executed by the independent CxA Ideally, employed by Owner or Rep Direct communications is a must Independence is the key62

ASHRAE Redwood Golden Gate, 2013Managing the New Building Cx Project3 Stages Design Construction Occupancy7Cx During Planning/Design Owner’s Project RequirementsCommissioning PlanDrawing ReviewsCommissioning SpecificationsPre-Bid Conference8Cx During Construction Contractor Kick-off MeetingSubmittal ReviewStatic Inspection / Start-upFunctional TestingO&M Manual VerificationTraining Verification93

ASHRAE Redwood Golden Gate, 2013Cx During Occupancy The Commissioning ReportTrend-loggingStand-Alone Data-LoggingOff-season TestingWarranty Review10Cx is Not a Punchlist11 Savings: LBL Evan Mills Existing Building Cx Study 2009 Updated from 2004 study643 buildings in 26 states100 million SFMedian Cost 3.00 / SM for EBCxMedian Payback 1.1 years 11.60 / SM for New CxMedian Payback 4.2 years124

ASHRAE Redwood Golden Gate, 2013 Savings: PECI/LBL 2009 Study on Energy Savings andMeasure Cost Effectiveness of EBCx 11 utilities122 projectsUnder 2 year payback on ex%20Report%20Final.pdf13CA Cost Guidelines 2.5% of mechanical construction cost plus 1.5% of electricalconstruction cost is a rule of thumb Large jobs-- .70 per sf for basic HVAC systems, 1.20 per sffor more complicated systems and 1.50- 3.00 per sf for labs,hospitals, etc.LEED 2009 (v3) Rating Systems New Construction (NC)Existing Buildings: Operations & Maintenance (EB: O&M)Commercial Interiors (CI)Core & Shell (CS)Schools (SCH)RetailHealthcare (HC)HomesNeighborhood Development (ND)155

ASHRAE Redwood Golden Gate, 2013Scope of LEED Cx Energy Using Systems HVAC Lighting Controls Domestic Water Heating Green Systems Rainwater Reuse Renewable Energy Daylighting16HVAC Equipment Central PlantBoilers, Chillers, Pumps, Cooling Towers Air Handling UnitsSupply and Exhaust Fans, Make-up Air Units Terminal UnitsVAV Boxes, Reheat Coils, Fan-Coils Packaged ACLodging Rooms, Variable Refrigerant Flow, Split SystemAC DDC Controls and Building ManagementSystems17Lighting Controls Occupancy SensorsProgramming, Delays, Sensitivity Daylight HarvestingPhotocells, Programming and Controls Central Timer PanelsDouglas, ASCO Panels, Override Systems186

ASHRAE Redwood Golden Gate, 2013Domestic Water Heating Equipment Boiler Side-Arm Loops and Tanks Heat Exchangers Unitary Tank/HeatersIndustrial, Commercial, Residential Circulating Pumps BMS or Local Control Systems19Examples of Renewable Energy Systems Solar PhotovoltaicPanels, Connections, Inverters, Tracking Solar ThermalTanks, Controls Wind TurbinesControls, Storage Rainwater HarvestingTanks, Pumps, Filters, Disinfection20Pre-1-Fundamental Systems Cx1.2.3.4.5.6.7.Designate a CxAOwner does Owner’s Project Requirements (OPR), CxA reviewsDesign Team does Basis of Design (BOD), CxA reviewsDevelop and incorporate Cx specsDevelop and implement Cx planVerify installation and performance (FPTs)Complete a summary commissioning report217

ASHRAE Redwood Golden Gate, 2013Credit 3 - Enhanced Commissioning1.2.3.4.5.6.Designate an Independent CxAReview OPR, BoD and Design DocumentsReview Contractor SubmittalsDevelop a Systems ManualVerify Training of O&M PersonnelPost Occupancy Review and Plan22Credit 3 – Envelope Commissioning—New! Credit 3 for all three of the New Construction LEED programs nowoffers an additional point for envelope commissioning. Process must be conducted according to a planned and systematicmethod. Includes pressure testing, moisture intrusion, infra-red scans andmock-up testing and observation.23Pre-1 and Cre-3 Combined ASHRAE GL 0-2005Prerequisite 1Credit 3Engage a CAReview OPR & BODCD ReviewCx in SpecsSubmittal ReviewCx PlanSystems ManualInstallation/FunctionCx ReportVerify TrainingPost Occ Review248

ASHRAE Redwood Golden Gate, 2013New for Leed v4PCD4Fundamental Cx:– Added O&M Plan– Systems Narrative– PM Plan– Ongoing Cx Plan25New for Leed v4PCD4Enhanced CxEnhanced Cx Raised to 3 Points– Mostly same as before– Added Verification of Training EffectivenessMonitoring Based Cx Earns 4 Points– Automated Fault Diagnosis– Sub-Metering– Frequency of Analysis26New Cx for Leed v4PCD4Enhanced CxAdd 2 Points: Do Enhanced Cx EnvelopeCx per National Institute of Building Sciences(NIBS) Gdl 3-2006Data Centers:2 Design Reviews for Smaller Centers3 DRs for Larger Centers279

ASHRAE Redwood Golden Gate, 2013Commissioning Existing HVACR SystemsSame as New Building Cx Except– No Design to Check– OPR Becomes CFR– No Contractor on Site– O&M Staff Involvement– Energy Audit IncludedCommissioning Existing HVACR SystemsThe Model EBCx Process: Five Stages– Strategic---Which Buildings Are to be Done– Pre-Investigation---How Are They to be Done– Investigation– Implementation– OccupancyStrategic---Which Facilities and Scope Selection by Energy StarSelection by SatisfactionSelection by Capital planIncentive ProgramsEstablish Equipment ScopeEvaluate, Negotiate and Award3010

ASHRAE Redwood Golden Gate, 2013AssessmentDefine the TeamAccess, Safety and SecurityScheduleCurrent FacilitiesRequirements All Aspects of the Building 31Investigation Energy and O&M Records Envelop Inspection and Functional Testing Major Equipment—Chillers/AHUs/VFDs Room-by-Room Temperatures, Addressing Small Deficiencies Corrected Immediately32Implementation Re-Test---Functional, Blower Door,Infra-red Re-draft As-Built One-line Drawings Train Staff and Occupants---DVDs Revise PM Schedules Set Up Trend Logs3311

ASHRAE Redwood Golden Gate, 2013Occupancy Convene EBCx Lessons Learned Workshop Verify Upkeep of Documentation and Signage—replace as required Complete Seasonal Testing as Required Check Trend Logs Conduct Spot Tests34LEED for Existing BuildingsOperations and Maintenance 2009 V2 as of June, 2009 Pre-1, Pre-2 EA Credit 2.1—Investigation and Analysis EA Credit 2.2---Implementation EA Credit 2.3---Ongoing Commissioning35LEED for Existing BuildingsOperations and MaintenancePrerequisite 1––––Building Operating PlanSystems NarrativePM NarrativeEnergy Audit3612

ASHRAE Redwood Golden Gate, 2013LEED for Existing BuildingsOperations and MaintenancePrerequisite 2– Energy Star Score of 69 or higher– 19% better than average– Energy Star performance method37LEED EB: O&MEA Credit 2.1— Investigation and AnalysisOption A:– EBCx plan---conduct investigation and analysis– Breakdown energy use from Pre-Req 1 EnergyAudit– List occupant problems and capital improvementsOption B:– Conduct an ASHRAE Level II Energy Audit38LEED EB: O&MEA Credit 2.2— Implementation Implement low-cost / no-cost projects fromCredit 2.1 Provide staff training Demonstrate savings from measures Update the building operating plan3913

ASHRAE Redwood Golden Gate, 2013LEED EB: O&MEA Credit 2.3— Ongoing Commissioning Implement a continuous commissioningprogram Cycle less than 24 months Complete at least half of work before applyingfor LEED-EB Update the building operating plan40LEED for Existing BuildingsSneak PreviewLEED EB O&M V4 PCD3 Schools, Retail, Data Centers, Hospitality,Warehouse and Distribution Centers– Investigation and Analysis (2 Points)– Implementation (2 Points)– Ongoing Commissioning (3 Points-IncludesTrend Logging and AFD)41In Closing, if you Haven’t had Enough!Training for the CA University of Wisconsin / Building Commissioning Association Association of Energy Engineers National Conference on Building Commissioning pre-ConferenceWorkshops NEBB and AABC Commissioning Groups4214

ASHRAE Redwood Golden Gate, 2013Golden Gate and Redwood Chapters of ASHRAECommissioning for New and ExistGreen BuildingsThank You for Your Time!Ronald Wilkinson PE, CPMP, LEED APe4, inc., New York, NYmonman99@verizon.net15

“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