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Building Envelope Commissioning
BUILDING ENVELOPE COMMISSIONINGPresented to: NAIOP VA DLPresented by: Keith Nelson, AIA, BCxP
Senior [email protected](571) 324‐2853
Date: January 15, 2019
All Rights Reserved Engineering Consulting Services Copyright 2018
Building Envelope Commissioning
ABOUT ECS• Founded 1988
• HQ in Chantilly w/ 70+ offices
• Over 1700 employees
• Ranked #72 by ENR
• Geotechnical, Environmental, Construction Materials Testing, Facilities Consulting Services (building envelope studies and property condition assessments)
• Third Party Plan Review and TPIP (Third Party Inspection Services) in all applicable jurisdictions
• ECS Chantilly runs their own Concrete and Soils Lab
Building Envelope Commissioning
Course Description
While commissioning of many building systems has been around for many years, Building Enclosure Commissioning (BECx) is relatively newer to the design and construction industries. This presentation will provide a primer on the practice of BECx and its benefits with real world case studies and then dive further into the various approaches as defined by industry standards and code.
Building Envelope Commissioning
Learning Objectives
Upon completing the course be able to:1. Describe the general function and
performance requirements of the building enclosure
2. Describe the process of BECx with an understanding of the potential value the process may bring to a project;
3. Describe the various stages of BECx and the deliverables typically produced; and
4. Identify the various codes and standards bodies that have incorporated BECx into them
ECS MID‐ATLAN
TIC, LLC
What is the Building Envelope?
Building Envelope Commissioning
Building Envelope
The primary function is to separate environmental conditions, usually inside to outside, including:• Roof• Fenestration (Windows, Louvers, etc.)• Above grade walls• Below grade walls• Floor systems
“SIX SIDES”
Building Envelope Commissioning
1. Support− Resist and transfer physical
forces from inside and out
2. Control− Control mass and energy flows− Rain/ Air / Vapor / Heat− Fire / Sound / Light
3. Finish− Interior and exterior surfaces
for people
Building Envelope
Building Envelope Commissioning
Control Layers
Building envelopes are designed to control multiple loadings primarily focused on the following in order of importance:
• Water Control • Air Control • Vapor Control• Thermal Control
Building Envelope Commissioning
Control Layers
Building Envelope Commissioning
Water Control
The continuous layer (comprised of several materials) to form a three dimensional boundary designed and installed to control the passage of liquid water.• Roof membrane• Cladding• Water‐Resistive Barrier (WRB)• Flashings and drip edges• Waterproofing
Get the water out and away as fast as possible
Building Envelope Commissioning
Transport of: Impact on Buildings
© E. I. DuPont de Nemours and Company 2014. All rights reserved
PPi
Po
Air Control
Building Envelope Commissioning
Moisture Sources
(above grade envelope)
>>1,000X
1X
100X98%
2%
1
2
3
© E. I. DuPont de Nemours and Company 2014. All rights reserved
Building Envelope Commissioning
Vapor Control
Class I: 0.1 perm or less Class II: 0.1 < perm ≤ 1.0 perm Class III: 1.0 < perm ≤10 perm
Building Envelope Commissioning
SPF interior insulation
Gaps in SPF at stud tie-backs
Z-furring extends through the insulation
Discontinuous insulation
Thermal Control
Building Envelope Commissioning
Control Layers
Building Envelope Commissioning
Control Layers
Building Envelope Commissioning
Control Layers
Building Envelope Commissioning
Control Layers
ECS MID‐ATLAN
TIC, LLC
© E. I. DuPont de Nemours and Company 2014. All rights reserved
Building Envelope Commissioning (BECx)
Building Envelope Commissioning
Predesign Design Procurement Construction Occupancy
Building Envelope Commissioning
…is a process that begins with establishing an Owner’s Project Requirements (OPR) and endeavors to ensure that the exterior envelope meet or exceed the expectation of the Owner as defined in the OPR.
Building Envelope Commissioning
Building Envelope CommissioningWHY DO WE NEED IT?
– most common threats to building envelope performance.
– 80% of all construction related claims
– 90% at interfaces.– 50% of all energy produced– Declining skill in trades?– Increased expectations– “Over Design” to “Efficient Design”– Quantifiable Building Performance
Building Envelope Commissioning
ASTM E2813
Building Envelope Commissioning
Building Envelope Commissioning
2 Points - The envelope commissioning includes modeling, observing, testing, documenting, and verifying materials, components, assemblies, and systems to validate that both their use and installation meet the owner’s requirements.
• ASHRAE Guideline 0-2005, the Commissioning Process. • National Institute of Building Sciences (NIBS) Guideline
3-2006, Exterior Envelope Technical Requirements for the Commissioning Process.
1 Point - This credit now includes monitoring-based commissioning and building Envelope Commissioning options
BECx
Enhanced Commissioning
LEED Credits for BECx
Building Envelope Commissioning
Predesign Design Procurement Construction Occupancy
Achieving Quality through BECx
Building Envelope Commissioning
● Kick-Off Meeting
● Review factors influencing envelope design, construction, long-term durability, serviceability, and performance
● Owner’s Project Requirements (OPR) -Document functional and programmatic requirements for the project envelope
● Preliminary BECx Plan
BECx: Predesign Phase
Building Envelope Commissioning
Documented quantifiable requirements to evaluate performance in:
● Pre-Design
● Design
● Construction
● Occupancy
Owner’s Project Requirements (OPR)
Building Envelope Commissioning
Milestones & metrics for evaluating performance:● Project information● Project team and protocols● Performance requirements● Responsible parties per
activity● Schedule coordination● Functional performance
verification (testing)
BECx Plan
Building Envelope Commissioning
● Design Review – technical review, refine details
● Review interactions between systems
● Review specifications● Refine / Finalize project
commissioning plan● Review estimate and budget● Draft / Finalize BECx
specification● Document (update OPR,
Envelope BOD)
BECx: Design Phase
Building Envelope Commissioning
BECx: Design Peer Review
Building Envelope Commissioning
BECx: Specification
Building Envelope Commissioning
● Attend pre-bid conference to review BECx specification and project impact
● Assist in response to RFP/RFQ questions and clarifications
● Assist in bid evaluation and rankings
● Document update OPR, Envelope BOD, and BECx plan for Owner approval based on bid award.
BECx: Procurement
Building Envelope Commissioning
● Kick Off & BECx Progress Meetings
● Submittal Reviews
● Fabrication Observations
● Mockup observation & performance verification
● Quality Assurance Observations
● Fabrication Observations
● Mockup observation & performance verification
● Issue Resolution
● Functional Performance Verification
BECx: Construction Phase
Building Envelope Commissioning
BECx: Submittal Reviews
Building Envelope Commissioning
Used by the contractor during all phases of the commissioning process to verify that the OPR’s are being achieved.
● Includes verification for testing, training, and other specific requirements
BECx: Construction Checklists
Building Envelope Commissioning
BECx: Fabrication Observations
Building Envelope Commissioning
BECx: Quality Assurance Observations
Building Envelope Commissioning
Functional Performance Testing
Building Envelope Commissioning
BECx: Systems Manual
Building Envelope Commissioning
● 10 Month Warranty Site Walk
● Post Occupancy Evaluations
● Forensic Investigation
● Repair Design and QAO
● Retro-Commissioning
BECx: Occupancy Phase
Building Envelope Commissioning
BECx: 10 Month Warranty Site Walk
Building Envelope Commissioning
Forensic Investigations
Building Envelope Commissioning
Predesign Design Procurement Construction Occupancy
Achieving Quality through BECx
Building Envelope Commissioning
Predesign Design Procurement Construction Occupancy
Building Envelope Commissioning
…is a process that begins with establishing an Owner’s Project Requirements (OPR) and endeavors to ensure that the exterior envelope meet or exceed the expectation of the Owner as defined in the OPR.
Building Envelope Commissioning
THANK YOU!
Presented by: Keith Nelson, AIA, BCxPSenior [email protected](571) 324‐2853
Date: September 19, 2018
All Rights Reserved Engineering Consulting Services Copyright 2018