Not Your Father’s Commissioning Commissioning Changes & Requirements for LEED v4 • Presenters: • TIM McELROY, COMMISSIONING AUTHORITY • Certified Energy Manager, Qualified Commissioning Provider, LEED_AP • KEITH G. PEHL, PRESIDENT of OPTIMA ENGINEERING • Professional Engineer, LEED AP • CHRISTINE M. QUIGLEY, PRINCIPAL • Professional Engineer, Registered Roof Consultant, LEED AP
Requirement for preparing an Operating and Maintenance Plan • Requirement to engage Cx Agent by the end of the Design Development phase • Requirement for design review of enclosure
LEED 2009 LEED v4 Enhanced Commissioning Fundamental Commissioning Enhanced Commissioning Fundamental Cx & Verification Option 2 Option 1 Path 2 Enhanced and Monitoring Based Cx (1 point) Path 1 Enhanced Commissioning (3 points) Envelope Cx (2 points)
LEED 2009 LEED v4 Predesign, SD, DD
LEED 2009 LEED v4 Construction Documents
LEED 2009 LEED v4 Bidding
LEED 2009 LEED v4 Construction EAp1 requirements: a sequence of operations for the building; the building occupancy schedule; equipment run-time schedules; setpointsfor all HVAC equipment; set lighting levels throughout the building; minimum outside air requirements; any changes in schedules or setpoints for different seasons, days of the week, and times of day; a systems narrative describing the mechanical and electrical systems and equipment; a preventive maintenance plan for building equipment described in the systems narrative; and a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.
LEED 2009 LEED v4 Post Construction
LEED 2009 LEED v4 Occupancy
LEED 2009 LEED v4 CxA Restrictions
LEED 2009 LEED v4 CxA Qualifications
LEED 2009 LEED v4 Systems Required to be in Scope of CxA
Building Enclosure Commissioning (BECx) is a quality-focused process involving evaluation, verification, and documentation that a building’s envelope design, construction and operation meet defined performance expectations established during project initiation in the Owner’s Project Requirements (OPR). Building Enclosure Commissioning
Foundations • Below Grade Walls • Plaza Decks and Planters • Exterior Cladding • Curtain walls and Storefronts • Windows and Doors • Sealant, Expansion Joints and Flashings • Air Barriers • Roofs • Skylights Building Enclosure Systems
BE Function & Performance Expectations • Thermal Performance • Air/Moisture/Light Control • Fire Resistance • Acoustical Performance • Indoor Comfort • Structural Integrity • Security • Aesthetics • Maintainability/Sustainability • Economically Viable Why BECx?
LEED 2009 EA Prerequisite 1: • “The building envelope is an important component of a facility that impacts energy consumption, occupant comfort and indoor air quality. While this prerequisite does not require building envelope commissioning, an owner can achieve significant financial savings and reduce risk of poor indoor air quality by including it in the commissioning process.” Why BECx?
Why BECx? • Energy Savings • 2005 NIST Study concluded that “…continuous air barrier systems can reduce air leakage by up to 83%...” • ASHRAE Journal, March 2005: “Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%.”
Building and MEP System Performance Dependent upon Building Enclosures • Well-recognized MEP Cx Benefits • MEP systems rely on properly designed and installed Building Enclosure Systems • Without air/moisture/thermal control, HVAC systems utilized to achieve thermal comfort and quality of indoor air will be unnecessarily expensive to install, operate and maintain Why BECx?
Underperforming Buildings • March 2008 New Buildings Institute Study: 25% of LEED buildings are extremely less energy efficient than forecasted • LEED Gold Project Twin Lakes Green Building Complex (Sarasota County, FL): Evacuated for mold • LEED Platinum Project (Wake Forest, NC): Costly water intrusion investigation and flashing repair project Why BECx?
Small Percentage But Big Consequences • “Transitions between building envelope components or assemblies generally total less than 1% of the building envelope area but can account for 90% of envelope failures and leakage.” - (NIBS Annex U, 2006) • “Errors and omissions in design and construction process are primary (and most frequently overlooked) source of uncontrolled rainwater penetration through the Building Envelope and represent 80% of all construction-related claims in the US.” – (Real Estate Issues. 33.3, 2008) Why BECx?
Small Percentage But Big Consequences • BE Design Flaws/Construction Defects result in: • Uncontrolled air/water intrusion • Premature failures/deterioration • Biological growth • Increased energy costs • Costly investigations/repairs • Decreased occupant productivity/tenant retention Why BECx?
Follow Industry Standards: • ASHRAE Guideline 0-2005 • NIBS Guideline 3-2012 • ASTM E2813-12 BECxApproach
Pre-Design Phase • Design Phase • Construction Phase • Occupancy and Operations Phase BECx Process
Attend project kick-off meeting • Establish communication plan • Review project requirements • Discuss influencing factors • Develop/document preliminary BE Owner’s Project Requirements (OPR) • Identify Scope and Budget for BECx • Develop preliminary BECx Plan Pre-Design Phase Services
OPR Example: Exterior Enclosure Curtain Wall • Thermal Performance Criteria: Minimum R or U values • Structural Performance Criteria: Minimum live, snow, wind loads, maximum deflection and drift • Fire Resistance Criteria: Fire rating • Air Leakage Criteria: Maximum CFM/s.f. at specified pressure (psf) measured by specified standard • Water Leakage Criteria: No uncontrolled leaks at a static for specified pressure (psf) measured by specified standard • Condensation Control: Minimum Condensation Resistance Factor • Others: Acoustical Performance, Glare Control Owner’s Project Requirements
BECx Plan Outlines: • BECx process • Roles and responsibilities of BECxA and other project team members • Methodology to verify and document compliance of as-built construction with contract documents and OPR • Clear, unambiguous definitions of failure and quantifiable threshold of performance to validate OPR and BOD BECx Plan
3rd Party Independent design review during Schematic Design, Design Development and Construction Document Phases • Attend design review meetings • Deliver BECx Specification Section 019115 • Develop and maintain Basis of Design (BOD) • Update OPR and BECx Plan Design Phase Services
BE Drawings/Details Address: • Drainage Plane/Flashing Details • Air/Vapor Barrier System Details • Thermal Barrier Details • BE Reviews Verify: • Continuous/Constructible Control Layers • Material Compatibility and Product Appropriateness • Compliance with OPR, Building Code and Manufacturer’s Requirements • Drawing Continuity: Identification of Missing or Conflicting Details Design Reviews
Attend Pre-Bid Conference • Review BE Information in Bids • Review BE Submittals and Shop Drawings • Coordinate BECx activities with Contractor • Update and Document OPR, BOD, BECx Plan Pre-Construction Phase Services
Attend pre-construction, mock-ups installations and construction progress meetings • Perform on-site inspections and report observations • Assist with QA/QC reviews • Develop and maintain BE-related punch list reports of outstanding or defective items • Develop/distribute BECx close-out documents • Maintain/Update OPR, BOD and BECx Plan • Observe or Conduct Performance Verification Testing Construction Phase Services
Air Leakage • Static and Dynamic Pressure Water Penetration • Adhesion Strength Testing • Anchor strength • Sound Performance Verification Testing
Infrared Imaging • IR/Nuclear Roof Surveys • Flood testing • Dynamic Pressure Water Penetration • Wind Uplift Testing Performance Verification Testing
Attend Occupancy and Operations planning meeting • Provide Final BECx Report • Summary of BE systems tested and results • Tabulation of BE system warranties • Maintenance Manual • Perform limited survey and testing (nondestructive) of BE systems at milestone intervals • Assist with LEED Certification • University of Florida: Innovation in Design credit for BECx • LEED V4: BECxstill not part of prerequisite Cx but BE Design Review required Occupancy and Operations Phase Services
LEED 2009 LEED v4 Systems optional in scope of CxA (must pursue EAc3 / EAp1 to apply for ID credit)
LEED 2009 LEED v4 • ASHRAE Guidelines 0-2005 - GENERAL • ASHRAE 1.1-2007 – HVAC Systems • NIBS Guideline 3-2012 – BUILDING ENVELOPE Referenced Standards
LEED 2009 LEED v4 Envelope Requirements
LEED 2009 LEED v4 Documents required to be uploaded to LEED Online
Bottomline Changes to v4 from v2009 • Fundamental Cx& Verification • Includes envelope design review • 50k sf lowered to 20k sf • CxA designated prior to CDs • Added review and back-check of OPR, BOD and design documents • Added systems manual and facilities requirements documentation • Additional documentation uploaded to LEED Online • Enhanced Cx: • Option 1/Path 1 • Added ongoing Cxplan • Added systems manual requirements and operator and occupant training requirements to CDs • Verifying delivery of Facilities requirements, O&M plan and Systems Manual • Verify seasonal testing occurred • Option 1/Path 2 • M&V • Option 2 • Envelope inspection and performance testing