Building Commissioning Cx 101

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Building CommissioningCx - 101

• A Brief Introduction and Overview of the Process,
  Procedures, and Benefits

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Definition of Commissioning
An organized, detailed, and documented process by
which selected building systems are verified and
documented to ensure that they have been
designed, installed, functional correctly, and
can be maintained properly in order to meet the
facilities owners design intent.
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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The Process of Commissioning
The commissioning process involves steps that are
integrated into every phase of the project, from
pre-design through warranty. It is NOT just
testing at the end.
Ideally, the commissioning process is most
effective when started early in the process. The
Commissioning Authority has a great deal to
contribute, particularly during pre-design and
design phases, in regards to issues and solutions
the owner and design professionals often do not
adequately address, or dont consider at all.
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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Design Phase Commissioning

• From conception to the end of bidding, the
  commissioning process is most effective if
  started early in this first phase of the project.
• Design Reviews (Plans Specs) at 50, 75, and
  95

• Review for
• Constructability
• Integration with all trades
• Compliance with design intent
• Common errors and omissions
• Maintainability
• Energy and IAQ issues

• Writing Commissioning Plan
• Specific to project
• Includes all prcedures to be used and FPT

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Construction Phase Commissioning

• During the construction phase of the project, the
  commissioning effort continues
• Site observations at regular intervals by the
  Commissioning Authority
• Observing for
• Constructability issues and potential conflicts
• Integration of all trades
• Compliance with construction documents and
  overall design intent
• Common installation errors and omissions
• Maintenance clearances
• Energy and IAQ issues

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Acceptance Phase Commissioning

• Near the end of the construction phase of the
  project, as equipment and systems come on-line,
  the Functional Performance Testing begins
• Pre-Functional Inspections to verify that
  systems are ready for testing.
• Functional Testing of components, equipment, and
  systems per the scope of work.
• Documenting test results including any and all
  deficiencies found during testing. Tracking
  these deficiencies until final resolution or
  acceptance by owner.

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Warranty Phase Commissioning

• After the construction phase of the project is
  completed, and occupancy begins, the
  commissioning effort continues
• Remaining Functional Testing is completed
• Continued tracking of deficiencies resolutions
• Seasonal deferred testing (checking the heating
  system in the winter, the cooling system in the
  summer)
• OM reviews by the Commissioning Authority
• Facilities Staff Maintenance Training

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
Typical Systems/Equipment to be Commissioned

• Scope of work is usually determined by the owner,
  however the following systems/equipment are
  typically included
• Mechanical
• HVAC
• Piping
• Plumbing
• Controls
• Electrical
• Switchgear/Transformers
• Grounding
• Circuiting
• Lighting
• Specialties
• Security
• Intercom
• Data

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The Cost of Commissioning
Historically, the costs of commissioning have
been between 0.50 to 3.00 per square foot,
depending on the complexity of the installed
systems.
As with most building systems, the cost per
square foot decreases dramatically with the
increase in overall project size.
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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The Economics of Commissioning
If planned correctly and implemented early enough
in the design process, commissioning can be
included with little or no cost impact.
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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The X Factor
The cost versus potential impact ratio of the
commissioning effort can be expressed as the X
Factor
Design Phase
Construction Phase
Acceptance Phase
Impact Potential
A
C
B
Commissioning Cost
Low Cost High Impact
High Cost Low Impact
Cost vs. Impact Equal
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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The Benefits of Commissioning

• Working Systems/Working Buildings
• Verification of performance for each system will
  ensure an overall properly working building.

• Occupant Comfort
• Identifying and correcting issues before
  delivery ensures better, more reliable building
  systems which equates to a better interior
  climate and systems that can be maintained
  properly.

• Energy Efficiencies
• Fine tuning the building systems ensures their
  most efficient operation.

• Less Change Orders/Warranty Callbacks
• Identifying and correcting issues early (in
  design) will reduce or eliminate costly change
  orders.
• Helping to deliver a better working building
  will reduce or eliminate call-backs during the
  warranty period.

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South East Region Alabama, Arkansas, Florida,
Georgia, Kentucky, Louisiana, Mississippi, North
Carolina, South Carolina, Puerto Rico, US Virgin
Islands
South West Region Arizona, California, Colorado,
Nevada, New Mexico, Oklahoma, Texas, Utah
The Building Commissioning Association is THE
source for quality commissioning information,
training, and certification. For more
information, contact Eric Featherstone Executive
Director of the BCA P.O. Box 2016 Edmonds, WA
98020 [phone] www.bcxa.org