LEED

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LEED-NC Commissioning
Presented by MBO Inc.
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Your Speakers for Today

• Jorge Torres Coto, LEED AP
• Building Systems Commissioning Engineer
• MBO, Inc.
• jorge_at_mbo1.com
• Brought to you by
• MBO, Inc.

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Outline

• What is commissioning?
• Benefits and cost of Cx
• LEED Requirements and tips
• EAp1
• EAc3
• Examples and experience on LEED Cx
• Who can be the Cx Provider?
• Going beyond the LEED requirements and
  expectations

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What is Commissioning (Cx)?

• Technical systematic process of verifying and
  testing Building Systems
• TOTAL QUALITY ASSURANCE!
• It applies to the Building Design
• It applies to the Construction of the Building
• It applies to the turnover of the building

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What Cx is NOT

• Peer Review
• Contractors Q A program
• Paper only process
• Testing, Adjusting Balancing
• System Troubleshooting process
• Inspection Process only

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Cx Process
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What are the Benefits of Cx

• Systems perform as intended
• Lower energy use and cost
• Early detection of potential problems
• Better building documentation (Systems Manual)
• Trained building operators
• Lower Operations Maintenance (OM) cost
• Enhanced Indoor Environmental Quality (IEQ)
• Reduced construction costs (ltChange Orders)

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What can and will be Commissioned

• Whole Building Commissioning NIBS
• Guideline 0 - ASHRAE/NIBS The Cx Process
• Guideline 1 - ASHRAE, HVACR System
• Guideline 2 - ASCE, Structural System
• Guideline 3 - BETEC, Exterior Envelope System
• Guideline 4 - NRCA, Roofing System
• Guideline 5 - AWCI, Interior System
• Guideline 6 - NEII, Elevator System
• Guideline 7 - ASPE, Plumbing System
• Guideline 8 - IES, Lighting System
• Guideline 9 - IEEE, Electrical System
• Guideline 10 - NFPA, Fire Protection System
• Guideline 11 - TIA, Telecommunications System

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Economics of Cx

• The operating costs of a commissioned building
  are 8 20 lower than a comparable
  non-commissioned building
• (GSA Building Commissioning Guideline)

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Other benefits of Cx

• Reduced change orders.
• 0.5 - 10 of total MEP change orders
• Reduce RFIs
• RFIs turn into change orders
• Improved occupant comfort Productivity
• 0.10/ft2/year

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Cost associated with Cx

• Commissioning cost (/Gft2)

Gft2 0.50 1.00 1.50
300,000
200,000
100,000
50,000
15,000

• Commissioning cost can vary considerably from
  project to project.
• Actual cost depend on
• Project size
• Project complexity
• Rigor of Cx effort
• The question is not whether you can afford to Cx?
  But, can you afford not to?

Simple Complex
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Cx The Bottom Line

• Cx adds value.
• Helps maintain and prove the Green excitement
• Ensures IEQ benefits
• ROI

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ASHRAE Cx Process

• The 4 phases of the Cx Process

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LEED Rating System

• Sustainable Sites
• Water Efficiency
• Energy Atmosphere
• Pre-1 Fundamental Systems Cx
• Cre-3 Enhanced Cx
• Materials Resources
• Indoor Environmental Quality
• Innovation Design Process

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Energy Atmosphere EAp1

• Pre-1 Fundamental Systems Cx
• Designate a Cx Authority
• Document OPR and develop BOD
• Incorporate Cx requirements into CD
• Develop and implement Cx plan
• Verify the installation and performance of the
  Commissioned systems
• Complete a summary of the Cx Report

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1.Designate the Cx Authority

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Part of the owners team (ideally)
• Third party in preferred but can be part of the
  design team
• CxA shall be independent of the projects design
  and construction management, though they may be
  employees of the firms providing those services.

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2.Document OPR BOD

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• OPR
• Completed by Owner, CxA and Project Team
• Owner and user requirements
• Environmental and sustainable goals
• Energy efficiency goals
• IEQ requirements
• Equipment and System expectations
• Building occupant and OM personnel requirements
• BOD
• Completed by the design team
• Primary design assumptions
• Standards
• Narrative descriptions

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3.Incorporate Cx into CDs

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Project Specifications
• Typically the Cx requirements are in the specs.
• US DOE / PECI Guide
• http//peci.org/library/mcpgs.htm
• Whole Building Design Guide
• http//www.wbdg.org/ccb/browse_org.php?o70

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5.Develop Implement Cx Plan

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Start early
• Preferably during DD
• It is not a rigid document
• changes with planning, scheduling, etc.

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7.Verify the installation performance of the
systems

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Installation inspection
• System performance testing
• Evaluation of results compared to OPR/BOD

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10.Complete Cx Report

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Executive summary on the process results
• Deficiency list with resolutions
• Performance test results

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Certification Submittals

• LEED Letter template
• Completed OPR and BOD
• Incorporated Cx into specifications
• Cx plan
• Verified installation and performance of systems
• Completed Cx Report

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Energy Atmosphere EAc3

• Cre-3 Enhanced Commissioning
• Designate a Cx Authority
• Document OPR and develop BOD
• Incorporate Cx requirements into CD
• Conduct Cx design review prior to CD
• Develop and implement Cx plan
• Review contractor submittals applicable to Cx
  scope
• Verify the installation and performance of the
  commissioned systems
• Develop Systems Manual
• Verify requirements for training are complete
• Complete a summary of the Cx Report
• Review building operation within 10 months after
  substantial completion

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Cre-3 Enhanced Cx

• Cx Authority must be an independent party
• The CxA shall perform at least
• Design review prior to CDs
• Review contractor submittals
• Review building operation (post-occupancy)

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4.Design Review

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Minimum one Cx design review of
• OPR
• BOD
• Design documents prior to mid-CD phase
• Back check review comments in subsequent
  submission

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6.Review Contractor Submittals

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Only review submittals applicable to systems
  being commissioned for compliance with OPR and
  BOD.
• Do they meet OPR and BOD
• O M requirements
• Facilitating performance testing

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8.Develop Systems Manual

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• In addition to the OM manual that is provided to
  the staff by the contractor.
• Focuses on operations rather than maintenance.
• Specifics of interactions between equipment
• Final version of BOD
• Single line diagrams
• As-built sequences of operation
• Operating instruction for integrated systems
• Recommended maintenance schedules
• Recommended retesting schedules with blank test
  forms
• Recommended recalibration schedules for sensors
  and actuators

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9.Verify Requirements for Training

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• Document training expectations and needs with the
  owner
• Ensure staff and occupants receive training and
  orientation
• Special attention should target new or uncommon
  design features that have a potential of being
  over-ridden or removed due to lack of
  understanding.

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11.Review Building Operations

• 1.Designate a Cx Authority
• 2.Document OPR and develop BOD
• 3.Incorporate Cx requirements into CD
• 4.Conduct Design phase Cx Review
• 5.Develop and implement Cx plan
• 6.Review Contractors Approved Submittals
• 7.Verify the installation and performance of the
  Commissioned systems
• 8.Develop Systems Manual for the Cx Systems
• 9.Verify the requirements for Training are
  completed.
• 10.Complete a summary of the Cx Report
• 11.Review building operation within 10 months
  after substantial completion

• After handover ( 6 10 months) review
  performance of building/facility with owner and
  OM staff.
• Create a deficiencies list (prior to manufacturer
  / contractors warranty expiration)
• Any items listed on the deficiencies list that
  will not be corrected shall be documented in the
  Systems Manual

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Certification Submittals

• LEED Letter template
• CxA conducted design review
• CxA reviewed submittals
• Systems Manual
• OM staff and occupants have been trained
• CxA review of building operation post-occupancy

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USGBCs CxA inerpretations

• CxA for Cre-3 has to be independent, cannot be
  hired by design or construction team
• Late in the game.
• If owner commits to LEED late it is acceptable to
  provide two reviews during and after CDs in lieu
  of reviews at SD and CD
• For prototype buildings
• Reviews are acceptable after SD
• 2 reviews are to be performed on latter stages of
  design.

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Open Forum

• Questions?Comments?Complaints?Praises?

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Cx References

• www.peci.org
• http//www.wbdg.org/ccb/NIBS/nibs_gl3.pdf
• www.ashrae.org
• www.bcxa.org
• www.cacx.org/library

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THANK YOU

• MBO INC.
• 4619 Viewridge Avenue, Suite C
• San Diego, CA 92071
• 858.751.0933
• jorge_at_mbo1.com