Title: Commissioning Panel Discussion
1Commissioning Panel Discussion
- Presented for
- Minneapolis/St. Paul Chapter of IFMA
- June 21, 2006
2Panel 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
3Questions 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?
4Commissioning Processes
- New Construction
- Re-Commissioning
- Retro Commissioning
- Forensic Commissioning
5Commissioning - 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.
6Re-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.
7Retro-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.
8Forensic 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?
9Commissioning OverviewJerry Bauers
10What is Commissioning?
- Scientific Decision Making (Testing)
- Operations Baseline (Documentation)
- Demonstration of Value
- Future Baseline (Data Based Decisions)
- Knowledge Transfer (Training)
11Forms of Commissioning
- New Bldg Commissioning
- Start Early in Design
- Establish Scientific Basis for Acceptance
(Acceptance Criteria) - Include Operations Expertise of CxA
12Commissioning Activities
- Commissioning Activities - Design
- Owners Project Requirements
- Design Phase Commissioning Reviews
- Commissioning Specifications
13Commissioning Activities
- Commissioning Activities Construction/Acceptanc
e Phase - Project Scheduling Support
- Definitive Testing Protocols
14Commissioning Activities
- Commissioning Activities
- As Built/OM Documentation
- Owner System Based Training
- Baseline Development
15Forms of Commissioning
- Retro Commissioning
- CxA as Prime Consultant
- Include Owner Personnel on Team
- Cx Results
16Commissioning Benefits
- Faster Project Turnover
- Lower Change Order Rate
- Better Construction Team Cooperation
- Performance Based Final Acceptance
17Commissioning Benefits
- Occupant Acceptance
- The Building Just Works
- Operator Acceptance
- Better Training
- Better Tools (Documentation, Data
Gathering/Analysis, Warranty Support)
18Commissioning Challenges
- Early Identification of Cx Agent
- Support of Cx Process
- Involvement in Decision Making
19Commissioning Challenges
- Financial Justification
- Reduced Change Order Rate (5 vs.
2) - Reduced First Year Costs
- Optimized Energy Costs
20Commissioning References
- References
- www.nebb.org
- www.peci.org
- www.ashrae.org
- http//www.wbdg.org
21Owners View of CommissioningTim Norton
22Commissioning 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
23Lessons Learned
- Define the unique needs of the operation or
project - Bring in the CxA early
- Keep the CxA under contract post occupancy
24Anoka County Project
- Similar program needs
- Multiple user groups
- Performance based contract
- Needed a multi-talented CxA team
25Developed CxA Expectations
- Training, testing and verifying
- Environmental controls (specs)
- Construction management
- Leadership and facilitation abilities
26Going 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...
27Architects View of CommissioningCarey Brendalen
28Buildings Past and Present
- Energy
- Health
- Design / Construction / Operation
29Owner / A/E Contracts
- Owners Expectations
- Perfect buildings that staff can run seamlessly
30A/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
31Contractors 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
32Buildings - Future
- 2030 Challenge
- Sustainable Building Guidelines
- Commissioning
33References
- 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
34Contractors View of CommissioningMatt Metzger
35Question 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
37How 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
38Choosing 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
39How 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)
40Questions for Panel?
41PANELISTS
- 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