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Commissioning Panel Discussion

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Title: Commissioning Panel Discussion


1
Commissioning Panel Discussion
  • Presented for
  • Minneapolis/St. Paul Chapter of IFMA
  • June 21, 2006

2
Panel Representatives
  • Representatives from all parts of the
    commissioning process.
  • Commissioning Agent Jerry Bauers
  • Owner Perspective Tim Norton
  • Architect Perspective Carey Brendalen
  • Contractor Perspective Matt Metzger
  • Panel Moderator Matt Antony

3
Questions to Address Today
  • What is Commissioning (Cx)?
  • What are the benefits to the building owner to
    include a commissioning process in the project?
  • What services are included in a design teams
    basic services agreement?
  • Why would a contractor feel that there is value
    in hiring a commissioning agent?

4
Commissioning Processes
  • New Construction
  • Re-Commissioning
  • Retro Commissioning
  • Forensic Commissioning

5
Commissioning - New Construction
  • Systematic process of assuring by verification
    and documentation, from the design phase to a
    minimum of one year after construction, that all
    building facility systems perform interactively
    in accordance with the design documentation and
    intent, and in accordance with the owners
    operational needs, including preparation of
    operation personnel.

6
Re-Commissioning
  • Is used to recheck to see that the building is
    still performing to the original design and a
    verification the design conditions have not been
    changed.

7
Retro-Commissioning
  • Retro-Commissioning (Retro-Cx) is the systematic
    process by which the Owner ensures that the
    building and systems are optimized to perform
    interactively to meet the current operational
    needs as closely as possible. This may include
    remedial design and construction to accomplish
    this goal.

8
Forensic Commissioning
  • Is the commissioning process documented to the
    level that can be used to debate the need to
    change systems or argue in court that the current
    systems operation meets or is deficient for the
    intended purpose and use of the building?

9
Commissioning OverviewJerry Bauers

10
What is Commissioning?
  • Scientific Decision Making (Testing)
  • Operations Baseline (Documentation)
  • Demonstration of Value
  • Future Baseline (Data Based Decisions)
  • Knowledge Transfer (Training)

11
Forms of Commissioning
  • New Bldg Commissioning
  • Start Early in Design
  • Establish Scientific Basis for Acceptance
    (Acceptance Criteria)
  • Include Operations Expertise of CxA

12
Commissioning Activities
  • Commissioning Activities - Design
  • Owners Project Requirements
  • Design Phase Commissioning Reviews
  • Commissioning Specifications

13
Commissioning Activities
  • Commissioning Activities Construction/Acceptanc
    e Phase
  • Project Scheduling Support
  • Definitive Testing Protocols

14
Commissioning Activities
  • Commissioning Activities
  • As Built/OM Documentation
  • Owner System Based Training
  • Baseline Development

15
Forms of Commissioning
  • Retro Commissioning
  • CxA as Prime Consultant
  • Include Owner Personnel on Team
  • Cx Results

16
Commissioning Benefits
  • Faster Project Turnover
  • Lower Change Order Rate
  • Better Construction Team Cooperation
  • Performance Based Final Acceptance

17
Commissioning Benefits
  • Occupant Acceptance
  • The Building Just Works
  • Operator Acceptance
  • Better Training
  • Better Tools (Documentation, Data
    Gathering/Analysis, Warranty Support)

18
Commissioning Challenges
  • Early Identification of Cx Agent
  • Support of Cx Process
  • Involvement in Decision Making

19
Commissioning Challenges
  • Financial Justification
  • Reduced Change Order Rate (5 vs.
    2)
  • Reduced First Year Costs
  • Optimized Energy Costs

20
Commissioning References
  • References
  • www.nebb.org
  • www.peci.org
  • www.ashrae.org
  • http//www.wbdg.org

21
Owners View of CommissioningTim Norton

22
Commissioning Owners Perspective
  • Operational representative for the Translational
    Research Facility
  • Existing facility (Lions Research) with ongoing
    research and support needs
  • Role of commissioning agent (CxA) and project
    outcome

23
Lessons Learned
  • Define the unique needs of the operation or
    project
  • Bring in the CxA early
  • Keep the CxA under contract post occupancy

24
Anoka County Project
  • Similar program needs
  • Multiple user groups
  • Performance based contract
  • Needed a multi-talented CxA team

25
Developed CxA Expectations
  • Training, testing and verifying
  • Environmental controls (specs)
  • Construction management
  • Leadership and facilitation abilities

26
Going Forward
  • Review and verify HVAC submittals for
    maintainability (OM Manuals)
  • Custom training and testing
  • Testing check list for equipment operation and
    energy efficiency
  • Warranty services
  • Documentation, documentation, docum...

27
Architects View of CommissioningCarey Brendalen

28
Buildings Past and Present
  • Energy
  • Health
  • Design / Construction / Operation

29
Owner / A/E Contracts
  • Owners Expectations
  • Perfect buildings that staff can run seamlessly

30
A/E Responsibility
  • AIA B141 Standard Form of Agreement Between
    Owner and Architect defines the design
    professionals responsibilities as follows
  • The Construction Documents establish the intent
    of the project including size, quality levels and
    systems required for the project.
  • The architect shall visit the site at appropriate
    intervals during construction to become generally
    familiar with and inform the Owner about progress
    and quality.
  • The architect shall not be required to make
    exhaustive or continuous on-site inspections to
    check the quality or quantity of Work.
  • The architect shall not be responsible for acts
    or omissions of the Contractor, subcontractors,
    or their agents

31
Contractors Responsibilities
  • AIA A201 General Conditions of the Contract
    for Construction defines the contractors
    responsibilities as follows
  • The contractor is solely responsible for the
    construction means, methods, techniques,
    sequences and procedures and for coordinating all
    portions of the work.
  • The contractor shall be responsible for acts of
    omissions of the Contractor, subcontractors, or
    their agents
  • The contractor shall not be responsible for the
    adequacy of the design criteria required by the
    Contract Documents

32
Buildings - Future
  • 2030 Challenge
  • Sustainable Building Guidelines
  • Commissioning

33
References
  • www.aia.org American Institute of Architects
  • www.aia.org/bp_chap19 AIA Building
    Commissioning and Maintenance
  • www.challenge2030.org Resource regarding climate
    change and what we need to do

34
Contractors View of CommissioningMatt Metzger

35
Question Why would a contractor like me, an
experienced professional who takes pride in the
quality of service the company I work for
provides, feel that there is value in hiring a
commissioning agent to double check my work?
36
  • Value of Commissioning
  • Ensure completion of all contractors scope of
    work  
  • Catch inadvertent oversights
  • Vested interest due to long term partnership with
    owner
  • Differentiate design issues from installation
    issues

37
How Controls Can Assist Commissioning
  • Advanced Data Gathering (Trending)
  • Most systems can now retain information
    indefinitely
  • Change Of Value vs. fixed interval recording
  • Ability to normalize sample intervals
  • Ability to utilize web services to bring in data
    from unconventional sources

38
Choosing a Commissioning Agent
  • The following link has a concise overview of
    commissioning and 10 questions to ask a potential
    commissioning agent or firm. 
  • http//www.usgbc.org/chapters/colorado/docs/pdf/US
    GBC20SPG20-20Commissioning.pdf

39
How Controls can assist Commissioning
  • Fault Detection and Diagnosis
  • See July 2005 ASHRAE Journal article Fault
    Detection Diagnostics
  • http//www.nist.gov/tc75/ (this site has links
    to several papers about commissioning and
    controls)

40
Questions for Panel?
41
PANELISTS
  • Matt Antony, Division Leader - Utility
    Industrial, Sebesta Blomberg, 651-634-7280,
    mantony_at_Sebesta.com
  • Jerry Bauers, National Director of Commissioning,
    Sebesta Blomberg, 816-916-6632,
    jbauers_at_Sebesta.com
  • Tim Norton, Director of Facilities Management
    Construction, Anoka County, 763-323-5385,
    Tim.Norton_at_co.anoka.mn.us
  • Carey Brendalen, AIA, Principal, Architectural
    Alliance, 612-874-4128, cbrendalen_at_archalliance.co
    m
  • Matt Metzger, Engineering Manager, Automated
    Logic - Twin Cities, 651-697-7200,
    MattM_at_ALCTwinCities.com
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