Commissioning of New and Existing Buildings

1. Commissioning of New and Existing Buildings National Environmental Balancing Bureau8575 Grovemont CircleGaithersburg, Maryland 20877(301) 977-3698 www.nebb.org NEBB

2. Meet Our Presenter: Jim Bochat Jim Bochat is the President of Commissioning Concepts. He has been involved in the Arizona Engineering and Construction industry for over forty years. His experience includes Mechanical Design, Mechanical Construction, Controls, Test & Balance, Commissioning and Retro-Commissioning. Jim is a former NEBB President. He is a Life Member of ASHRAE and serves on many technical committees. He chaired the ASHRAE PMP Best Practices committee and recently served on the ABBA Whole Building Tightness Committee. He has been a NEBB Certified Professional since 1974 and has co-authored several standards regarding Commissioning for NEBB, ASHRAE and AABA. He has taught the NEBB certification program throughout the United States and in Australia. He has also spoken at events such as Greenbuild, ASHRAE, AHR Expo, PECI, NEBB, SMARCA, IFMA, Southwest Plant Engineers, RMA Chapter of APPA, Western Area Power Users, and AMCA of Australia regarding Commissioning. Jim Bochat was presented the George Hightower Award for his distinguished service to NEBB. The George Hightower Award is NEBB's most prestigious honor and is presented to someone who has made significant contributions to the success of NEBB and the HVAC industry. NEBB 2

3. Session Learning Objectives • What is Building Commissioning (Cx)? • What is Retro-Commissioning (RCx)? • Why We Commission Buildings • How To Commission Buildings NEBB

4. New Building Commissioning NEBB

5. Why do we Need Commissioning The TOP TEN Office Complaints (IFMA) #10: Noise Levels/ Too Noisy # 9: Computer Problems # 8: Inadequate Parking # 7: Lack of Privacy # 6: Poor Indoor Air Quality # 5: Not Enough Storage in Workspace # 4: Not Enough Conference Rooms # 3: Poor Janitorial Service # 2:TOO HOT # 1:TOO COLD NEBB

6. Why do we Need Commissioning Why Are Systems Not Working • Complexity of Systems • Lack of Skilled Craftsmen • Emphasis is on Costs and Schedule not Performance • No Performance Verification • No one is held Accountable for Performance NEBB

7. What is Building Performance • Indoor Environmental Quality (IEQ) • Space Comfort • Lighting Quality • Acoustic Quality • Indoor Air Quality (IAQ) • Low Energy Usage • Electrical • Gas / Fuel • Low Water Usage NEBB

8. Why Does It Matter? Energy Use in the USA • 5,500,000 Buildings1 • 81,100,000,000 (81 Billion SF)2 14,745 SF Average • 10,950,000,000,000,000 (10.95 Quadrillion BTU/SF/Year)3 • Average Consumption 135,000 to 217,000 BTU/SF/Year • ASHRAE 90.1 (Energy Standard) • 1999 – 53,300 BTU/SF/Year • 2010 – 36,000 BTU/SF/Year 1Interpolated from 2000 and 2010 data 2Taken from 2010 data 3End use power interpolated from 2010 and 2011 data NEBB

9. Why Does It Matter? Energy Use in the USA NEBB

10. Why Does It Matter? Average Costs Buildings cost $2.00 Ft2 per year to Heat & Cool (National Average) Occupants cost $200.00 Ft2 per year ($375 Ft2 in New York City) 2,000:1 is the cost ratio for productivity vs. energy Saving energy does NOTHING if it costs a reduction in productivity. NEBB

11. Why Does It Matter? Cost Example 50,000 sq. ft. Building: 50,000 x $2 = $100,000 Heating/Cooling Costs/year 50,000 x $200 = $10,000,000 Labor Costs/year A 30% reduction in energy cost: 50K x 0.30 = - $ 15,000/year A 1% reduction in productivity: 10M x 0.01 = + $100,000/year NEBB

12. What Provides Building Performance Building Performance is dependant upon 4 legs of the stool. Take one away and you have an unstable buildings • Design • Construction • Commissioning • Operations Design Commissioning Operations Construction NEBB

13. What Is Commissioning of New Buildings Building Commissioning is the systematic process of inspecting, testing and verifying Functional Performance of Building Technical Systems • Heating Ventilating & AC Systems • Control Systems • Electrical Systems • Plumbing Systems • Fire Protection Systems • Life Safety and Security Systems • Communications Systems • Building Enclosure • Vertical Transportation NEBB

14. WHAT IS COMMISSIONING • Commissioning (Cx) Process • Pre Design • OPR • Schematic Design Review • Design • Cx Plan • Cx Focused Design Review • Cx Specifications • Construction • Construction Cx Plan • Submittal Review • Installation Check Sheets and Forms • 1st Party Process Cx Check Sheets • 3rd Party Technical Cx Check Sheets • Field Inspections Commissioning Concepts

15. WHAT IS COMMISSIONING • Commissioning (Cx) Process • Construction (Continued) • Start Up Observations • Issue Log Management • Acceptance • Functional Tests & Reports • Issue Log Management • O&M Manual Review • Owner Training • Warranty • Warranty Issue Review • Lessons Learned Workshop • Performance Verification • Setup Performance System • Perform Verification Commissioning Concepts

16. What Provides Quality Commissioning Use the Technical Cx Process and not just the Cx Paper Process. Process Cx verses Technical Cx • Verify Systems and Components are installed Correctly • Verify Systems are Properly Started Up • Verify System Functional Performance • Verify that Operators are Trained • Verify System Documentation • Verify Building Performance NEBB

17. Why Do We Need Commissioning Typical New Building Issues NEBB

18. Why Do We Need Commissioning Typical New Building Issues NEBB

19. Why Do We Need Commissioning Typical New Building Issues Room Sensor NEBB

20. Skill Set for a New Building CxA • People Skills • Knowledge of Design Principals • Knowledge of HVAC Systems • Knowledge of Control Systems • Knowledge of Test & Balance Procedures • Knowledge of Electrical Systems • Knowledge of the Cx Process • Knowledge of the System Testing • Knowledge of Construction Processes It takes Knowledge to be a commissioner but it takes Experience to be a great commissioner NEBB

21. Training of Commissioners • No Engineering College or Technical School Curriculum • Very Limited Union Training Available to Union Members only • On the Job training for Cx Firm Employees • Association Education Sessions • NEBB • ASHRAE • BCA • ACG • Lack of Training will Promote Poor Quality • Industry Explosive Growth Possible • Green Buildings • Code Enforcement NEBB

22. Training of Commissioners • Right Person for the Job • What Level of Training for O&M Staff • On Site / Off Site • Career Advancement • Type of Training • Hands On NEBB

23. Retro-Commissioning of Existing Buildings NEBB

24. Retro-Commissioning Retro-Commissioning (RCx) is the systematic process by which systems are tested and optimized to perform interactively to meet the current operational needs of the owner. This may include remedial design and construction to accomplish this goal.

25. Why do we Need Retro-Commissioning Why Are Existing Systems Not Working • Lack of trained effective Operators • Complexity of Systems • Design & Construction Deficiencies • Low Maintenance Budgets • Emphasis on immediate results instead of correcting the true cause of the problem • No Performance Verification • No one is held Accountable for Performance NEBB

26. Why do we Need Retro-Commissioning Why is RCx Important • 5,500,000 Buildings1 • 81,100,000,000 (81 Billion SF)2 14,745 SF Average • Average Consumption 135,000 to 217,000 BTU/SF/Year • ASHRAE 90.1 (Energy Standard) • 1999 – 53,300 BTU/SF/Year • 2010 – 36,000 BTU/SF/Year NEBB

27. Retro-Commissioning Provides • Improved Comfort • Temperature • Humidity • Sound & Vibration • Indoor Air Quality (IAQ) • Reduced Trouble Calls • Reduced Utility Expense • Improved Electrical Energy Usage • Improved Gas Energy Usage • Improved Water Usage • Improved Productivity NEBB

28. Trouble Shooting (Service Call) Correct Specific Complaints Limited Work Scope Limited Budget Troubleshooting verses Retro-Commissioning Retro CX (System Forensics) • Improve Overall Building Performance • Holistic System Evaluations • Budget Development / Justification NEBB

29. Retro-Commissioning Process • Initial Site Review • The Owner and the Commissioning provider survey the facility to determine the extent and the purpose of the project. • Comfort Improvement • Fewer trouble calls • Energy Reduction NEBB

30. RCx Pre Site Investigation • Before beginning site investigation field work the following work activities will be performed by the Commissioner • Create RCx Plan • Perform review of existing documents • Perform Energy Audit • Perform maintenance management work order review • Perform Management & Operator Interviews NEBB

31. RCx Pre Site Investigation • Before beginning site investigation field work the following work activities will be performed by the Commissioner • Create RCx Plan • Perform review of existing documents • Perform Utility usage and cost review (Energy Audit) • Perform maintenance management work order review • Perform Management & Operator Interviews NEBB

32. RCx Site Investigation • Perform a detailed envelope site investigation • Water intrusion Issues • Pressurization Issues • Fenestration Issues • Thermal Insulation Issues • Perform a detailed HVAC system inspection & Assessment • Deferred Maintenance • Equipment Assessment • System Pressure & Building Pressure • Duct Leaks NEBB

33. RCx Site Investigation • Perform a detailed Electrical site investigation • Deferred Maintenance • Equipment Assessment • Load Balance • Equipment Thermal Image • Perform a detailed control system inspection • Point to Point verification test • Sensor Calibration • Functional Test • Sequence Review NEBB

34. RCx Site Investigation • Perform non capitol repairs and adjustments to the systems during the site investigation • (Quick Fixes) • Air Balance adjustments • Sensor calibration offsets • Building leakage repair • Duct leakage repair • Thermal insulation repair • Control sequence adjustments NEBB

35. RCx Investigation & Analysis • As issues are discovered the Commissioner shall analyze each issue and all associated causes and impacts • Analyze Interaction between systems • Create Recommended Corrections report which includes • Description of the issue • Recommended corrective action • Estimated Costs • Estimated savings, payback and return on investment NEBB

36. RCx Corrective Actions • The Owner decides which corrective actions and Capital Projects they will implement and when • Contract for remedial design • Procure contractors or equipment • Perform corrective construction NEBB

37. RCx Corrective Actions • All corrective action and construction processes shall be commissioned using the standard new construction commissioning process by the Commissioning. These standard process shall include: • Commissioning Plan • Design Review • Submittal Review • Field Inspections • Pre Functional and Functional Tests • Issue Log and Corrective actions NEBB

38. Why Do We Need Commissioning Typical RCx Issues NEBB

39. Why Do We Need Commissioning Typical RCx Issues NEBB

40. Why Do We Need Commissioning Typical RCx Issues NEBB

41. Skill Set for Retro-Commissioning • People Skills • Knowledge of Design Principals • Knowledge of HVAC Systems • Knowledge of Control Systems • Knowledge of Test & Balance Procedures • Knowledge of Electrical Systems • Knowledge of the RCx Process • Knowledge of the System Testing • Troubleshooting Capability It takes Knowledge to be a commissioner but it takes Experience to be a great commissioner NEBB

42. Training of Retro-Commissioners • No Engineering College or Technical School Curriculum • On the Job training for Cx Firm Employees • Association Education Sessions • NEBB • Lack of Training will Promote Poor Quality • Industry Explosive Growth Possible • Green Buildings • Code Enforcement NEBB

43. Building Performance NEBB

44. Building Performance • How do we Improve Building Performance? • Make what we have work • Commissioning of New Buildings • Retro-Commissioning of Existing Buildings • Keep what we have working • Performance Operations NEBB

45. Building Performance • So what’s not working • Commissioning • Most buildings are not working correctly when they are turned over to the Owner • Operations • Most buildings do not measure performance so they do not improve NEBB

46. How to Achieve Building Performance • Retro-Commissioning • Retro-Commission energy using building systems • HVAC Systems • HVAC Control Systems • Lighting Systems • Electrical Systems • Retro-Commission water using building systems • Plumbing Systems • Landscape Watering Systems • HVAC Systems • Cooling Towers • Steam Systems NEBB

47. How to Achieve Building Performance • Building Operations • Setup a Performance Measurement System • Regularly Measure Performance • IEQ • Electrical Use • Gas Use • Water Use • Compare to Past Usage and Baseline • Instigate a continuous Improvement Process NEBB

48. Building Performance • Continuous Improvement Process NEBB

49. Measurement & Verification • Measurement Protocols • ASHRAE PMP Best Practice Guide • Energy Use Performance • Water Use Performance • IEQ Performance • Lighting Performance • Acoustic Performance • Comfort Performance • IAQ Performance NEBB

50. Measurement & Verification Level 1 & 2 Tools Meter Reading Work sheets NEBB