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Dan Frasier, PE, CCP CornerstoneCx

Successful Turnover of New and Renovation Construction Projects. Dan Frasier, PE, CCP www.CornerstoneCx.com. Agenda. Defining Successful Turnover Planning for Turnover Ensuring Success Beyond Turnover. Learning Objectives.

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Dan Frasier, PE, CCP CornerstoneCx

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  1. Successful Turnover of New and Renovation Construction Projects Dan Frasier, PE, CCPwww.CornerstoneCx.com

  2. Agenda • Defining Successful Turnover • Planning for Turnover • Ensuring Success Beyond Turnover

  3. Learning Objectives • To understand how to define the end goal for measuring turnover success. • To learn to develop a model for planning the turnover process. • To understand how to deliver new and renovated facilities to provide immediate and sustained beneficial use.

  4. Defining “Turnover” The point in the project when the contractor turns the building over to the Owner. May also be referred to as: • Beneficial Occupancy • Final Completion • NOT Substantial Completion

  5. Defining Successful Turnover What to Avoid • Early or phased occupancy • Contractors depart before completion • Incomplete Division 1 specifications • Commissioning considered as an “after-construction phase” activity

  6. Defining Successful Turnover What should an Owner expect? • All systems turned over like new • Failure tests successfully completed • All systems fully functional: No substantial commissioning issues • Smooth ramp-up of facility operations

  7. Planning for Successful Turnover

  8. Planning for Successful Turnover • Plan early • Thoroughly discuss expectations for turnover during the Design Phase • Define and specify expectations in the Division 1 Specifications • Clearly communicate expectations at pre-bid meeting and construction kickoff

  9. Planning for Successful Turnover Division 1 Specifications General Conditions of Contract • Schedule Coordination • Use of Owner’s Permanent Systems • Defining Acceptance • Owner Training • Seasonal Tests • Warranty Conditions

  10. Planning for Successful Turnover Division 1 Specifications 01 32 16 Construction Progress Schedule Schedule Coordination • Critical Path Method • Commissioning milestonesintegrated into master construction schedule • Commissioning test pre-requisites • Controls verified per commissioned • TAB meets design flows • Integrated System Tests

  11. Planning for Successful Turnover Division 1 Specifications 01 50 00 Temporary Facilities & Controls Plan for Use of Owner’s Permanent Systems • Specify a clear standard of care for the Owner’s permanent equipment • Contractors maintain systems used to condition the facility before turnover • Contractor submits the Plan for approval by the Owner, A/E and/or CxA Systems must be operated for extended periods before turnover.

  12. Planning for Successful Turnover Division 1 Specifications 01 70 00 Execution and Closeout Requirements Defining Acceptance • Beneficial Occupancy? • Substantial Completion? • Final Completion? ?? It’s critical to include the commissioning process in the acceptance of the building.

  13. Planning for Successful Turnover Division 1 Specifications 01 79 00 Demonstration & Training Owner Training • Training Log used to initiate dialogue between the Owner and Contractors • O&M Staff need to know the building • “Soft Landing” services go beyond turnover

  14. Planning for Successful Turnover Division 1 Specifications 01 91 13 General Commissioning Seasonal Tests • Chillers and Boilers • Heat recovery equipment • Freeze protection systems • Humidification equipment

  15. Planning for Successful Turnover Division 1 Specifications 01 78 36 Warranties Warranty Conditions • Duration: 1, 2 or 3 years • Start date • How is it managed? • Endurance Period?

  16. Effective Execution at Turnover

  17. Effective Execution at Turnover Use a matrix tool to track readiness for commissioning tests Assures time to commission before turnover.

  18. Effective Execution at Turnover Identify unprotected equipment duringconstruction to prevent degraded performance

  19. Effective Execution at Turnover Address dust and debris to minimize effects on system performance.

  20. Ensuring Success Beyond Turnover

  21. Ensuring Success Beyond Turnover Smooth Handoffs • Transfer of knowledge from Cx Authority to O&M

  22. Ensuring Success Beyond Turnover Soft Landing services • Especially critical on complex facilities • Regular support by CxA as facility ramps up • Preventive Maintenance data and collaboration • On-going review of facility operation • Verify facility meets program needs • Verify sequences of operation are not overridden • Adjust control setpoints and PID loops

  23. Summary • Clarity of owner expectations at turnover must be in specifications • Tie the commissioning process to the acceptance of the building • Owner must understand how to use the facility

  24. Thank you! Dan Frasier, PE, CCPwww.CornerstoneCx.com

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