Commissa 2003 IT Infrastructure Quality Control and Cost Savings Through Commissioning Presented by: Bruce Torello Rick Foster, RCDD Rick Foster, RCDD

Commissa 2003Commissa 2003

IT InfrastructureIT Infrastructure

Quality Control and Cost Quality Control and Cost Savings Through Savings Through CommissioningCommissioning

Presented by: Bruce TorelloPresented by: Bruce Torello

Rick Foster, RCDDRick Foster, RCDD


CommissioningCommissioning““the process of ensuring that the systems are the process of ensuring that the systems are

designed, installed, functionally tested and designed, installed, functionally tested and capable of being operated and maintained to capable of being operated and maintained to perform in conformity with the design intent. perform in conformity with the design intent. Commissioning begins with planning and Commissioning begins with planning and includes design, start-up, acceptance and includes design, start-up, acceptance and training and can applied throughout the life of training and can applied throughout the life of the building.”the building.”

ASHRAE – Guidelines 1996ASHRAE – Guidelines 1996


CommissioningCommissioning

““building commissioning” is the process for building commissioning” is the process for achieving, verifying and documenting that achieving, verifying and documenting that the performance of the building and its the performance of the building and its systems meet the design intent and the systems meet the design intent and the owner and occupant needs.”owner and occupant needs.”

Building Commissioning Guide:Building Commissioning Guide:U.S. General Services Administration U.S. General Services Administration U.S. Department of EnergyU.S. Department of EnergyJuly 1998July 1998


History of CommissioningHistory of Commissioning

Origins in HVAC constructionOrigins in HVAC construction

Accepted practice in the construction processAccepted practice in the construction process

Expanded to include other building utilitiesExpanded to include other building utilities

Third party verificationThird party verification

Entire building commissioningEntire building commissioning


Why Commissioning ?Why Commissioning ?

Unclear DesignsUnclear Designs

Low Bid contractingLow Bid contracting– Quality Control Quality Control

No established standards for No established standards for performance verificationperformance verification

Improper needs assessment Improper needs assessment

Conflicts between Codes & StandardsConflicts between Codes & Standards



Inadequate documentationInadequate documentation

Need to integrate the new and complex Need to integrate the new and complex building systems building systems

ConvergenceConvergence

Reliability and Redundancy critical to Reliability and Redundancy critical to single IP networkssingle IP networks



““The design and integrity of the The design and integrity of the

IT infrastructure should be IT infrastructure should be evaluated during entire building evaluated during entire building process. From initial design, process. From initial design, through the construction through the construction process and including network process and including network validation- not after the walls and validation- not after the walls and ceilings are complete”ceilings are complete”


When to CommissionWhen to CommissionLife Safety Life Safety Complexity of systemsComplexity of systemsBuilding size and useBuilding size and useProject type Project type Business risk - Mission Critical FacilitiesBusiness risk - Mission Critical FacilitiesO & M (Operations & Maintenance) O & M (Operations & Maintenance) considerationsconsiderationsBid process & economic responsibilityBid process & economic responsibilityPublic Sector fundingPublic Sector funding


Design IntentDesign Intent

Determines the clients Determines the clients goals and objectives are goals and objectives are met in the design phasemet in the design phase

Establishes benchmark Establishes benchmark and specificationsand specifications

Becomes the baseline for Becomes the baseline for project scopeproject scope

Mandates acceptance Mandates acceptance criteria at the project criteria at the project inceptioninception


Economics of CommissioningEconomics of Commissioning

Cost Saving range from 5-10% by Cost Saving range from 5-10% by eliminating design related change orderseliminating design related change orders

Deficiencies are identified and remedied Deficiencies are identified and remedied before completion when it is more before completion when it is more economical economical

Funding commissioning as part of the Funding commissioning as part of the project represents a 2-5% of project cost.project represents a 2-5% of project cost.


Economics of CommissioningEconomics of Commissioning

Building TypeBuilding Type Commissioning Commissioning CostsCosts

Annual Annual

SavingsSavings

Simple Simple

PaybackPayback

(Years)(Years)

ComputerComputer

Facilities/OfficeFacilities/Office

$24,000$24,000 89,75889,758 .03.03

High RiseHigh Rise

OfficeOffice

$12,745$12,745 $8,145$8,145 1.61.6

Medical Medical

InstitutionInstitution

$24,768$24,768 $65,534$65,534 .04.04

Existing Building Systems 1

1 Gregerson,Joan, “Cost Effectiveness of Commissioning 44 Existing Buildings”, in Proceedings of the National Conference of Building Commissioning


Process of CommissioningProcess of Commissioning

Program Phase & Project FormulationProgram Phase & Project Formulation

Design PhaseDesign Phase

Construction PhaseConstruction Phase

Acceptance Phase & Construction Close OutAcceptance Phase & Construction Close Out

Post – Acceptance PhasePost – Acceptance Phase


Process of CommissioningProcess of CommissioningProgram Phase & Project FormulationProgram Phase & Project Formulation

Identifying the TEAMIdentifying the TEAMA/E Firm (Architect / Engineer)A/E Firm (Architect / Engineer)

IT representativeIT representative

Commissioning AuthorityCommissioning Authority

GC or Construction ManagerGC or Construction Manager

ApprovalsApprovals

Funding & BudgetsFunding & Budgets

Crucial decisions must be made earlyCrucial decisions must be made early

Establish “Design Intent”Establish “Design Intent”



Design PhaseDesign Phase

Architectural ReviewArchitectural Review

Needs assessment/inventory of IT requirementsNeeds assessment/inventory of IT requirements

Design Intent documentation submittedDesign Intent documentation submitted

IT, Facilities and Architectural reviewIT, Facilities and Architectural review



Construction PhaseConstruction Phase

Milestone monitoringMilestone monitoring

Pre-functional testingPre-functional testing

Field inspections & progress reportsField inspections & progress reports

Change order process & approval authorityChange order process & approval authority

Modification of the design intent if requiredModification of the design intent if required



Acceptance Phase & Construction Close-Acceptance Phase & Construction Close-OutOut

Functional performance testingFunctional performance testing

Site AuditSite Audit

Warranty AuditWarranty Audit

Final documentation submittals and all test reportsFinal documentation submittals and all test reports



Post – Acceptance PhasePost – Acceptance Phase

O&M (Operations & Maintenance) documents O&M (Operations & Maintenance) documents reviewedreviewed

MAC (Moves, Adds & Changes) proceduresMAC (Moves, Adds & Changes) procedures

IT requirements for MAC documentation and IT requirements for MAC documentation and maintainabilitymaintainability


IT Infrastructure IT Infrastructure What It Isn’t? What It Isn’t?

The IT Infrastructure is The IT Infrastructure is notnot just just cable and connectors !cable and connectors !


IT Infrastructure - What it isIT Infrastructure - What it is

… …all the necessary physical layer all the necessary physical layer components that will effect the components that will effect the operational efficiency, network operational efficiency, network performance and reliability of the performance and reliability of the information system.information system.


Open Architecture vs. Open Architecture vs. Proprietary SystemsProprietary Systems

Open Architecture Open Architecture – Interoperability required by TIA 568B.1Interoperability required by TIA 568B.1– Lower costLower cost– Pick and choose productsPick and choose products

Proprietary SystemsProprietary Systems– Matched and balanced for maximum performance Matched and balanced for maximum performance – Warranties availableWarranties available– Limited product selectionLimited product selection– Requires systems trainingRequires systems training


The intersection of The intersection of TechnologyTechnology and and FacilitiesFacilities

IT Infrastructure CommissioningIT Infrastructure Commissioning


IT Infrastructure CommissioningIT Infrastructure Commissioning

Application of established commissioning Application of established commissioning procedures to IT Infrastructure procedures to IT Infrastructure requirementsrequirements

Combination of IT expertise and Combination of IT expertise and construction experienceconstruction experience

Bridges the gap between IT needs and Bridges the gap between IT needs and architectural specificationsarchitectural specifications

Ensures the reliability of the new converged Ensures the reliability of the new converged technologies (IP)technologies (IP)


Benefits of IT CommissioningBenefits of IT Commissioning

Identifies the owners requirements in Identifies the owners requirements in accordance with the design intentaccordance with the design intentCost savings by reducing change orders Cost savings by reducing change orders due to errors and omissionsdue to errors and omissionsQuality Control ProcessQuality Control ProcessActs as a “check & balance” for low bid Acts as a “check & balance” for low bid projects projects IT Staff time re-directed to core businessIT Staff time re-directed to core businessFacility is operational – “the first time”Facility is operational – “the first time”


IT Commissioning ObjectivesIT Commissioning Objectives

Network ConnectivityNetwork Connectivity

Power requirementsPower requirements

Code complianceCode compliance

Standards verificationStandards verification

Fire & Security requirementsFire & Security requirements

A/V integration A/V integration

Building Automation and Control Building Automation and Control integrationintegration


IT Commissioning ObjectivesIT Commissioning Objectives

Proper space & pathway planningProper space & pathway planning

Installation methods verificationInstallation methods verification

TestingTesting

Documentation and “As-Builts”Documentation and “As-Builts”

Network OperabilityNetwork Operability

Convergence validationConvergence validation


Types of CommissioningTypes of Commissioning

ContinuousContinuous

Milestone MonitoringMilestone Monitoring

Acceptance PhaseAcceptance Phase

Network OperabilityNetwork Operability


Case StudyCase Study

University Science BuildingUniversity Science Building– Two Buildings connected by a common atriumTwo Buildings connected by a common atrium

120,000 sq. ft’ 120,000 sq. ft’ Combination Classroom/Lab/OfficeCombination Classroom/Lab/Office1,800 Work Area Outlets – 6,000 cables1,800 Work Area Outlets – 6,000 cables27 Telecommunications Rooms27 Telecommunications RoomsSMF/MMF Backbone for DataSMF/MMF Backbone for Data– 972 fiber connections972 fiber connections

Copper Voice BackboneCopper Voice Backbone– 8,100 pairs8,100 pairs



Cable Plant Design Cable Plant Design

Client Building SpecificationsClient Building Specifications

Manufacturer's WarrantyManufacturer's Warranty

Certified InstallerCertified Installer

Commissioning PlanCommissioning Plan



Commissioning Process uncovered Commissioning Process uncovered multiple deficiencies in cable plant multiple deficiencies in cable plant and infrastructure components.and infrastructure components.

Contractor contractually required to Contractor contractually required to correct problems at no additional costcorrect problems at no additional cost

Estimated savings over $50,000Estimated savings over $50,000


Installation DeficienciesInstallation Deficiencies

Cables laying on ceiling tiles

Innerduct attached to conduit Improper fiber termination method

Cables laying on fixtures

Commissa 2003

Summary COMMUNICATION INFRASTRUCTURE AUDIT

STANDARDS SUMMARY NATIONAL ELECTRIC SIEMON ANSI/EIA/TIA YALE BICSI MANUFACTURER'S CONSTRUCTIIONCODE (NEC) WARRANTY ITS TDM INSTALLATION REQUIREMENTS "T" DWGS

IMPROPER FIRESTOPPING X X X X X X T7.02 NOTE 8

T7.03BEND RADIUS AND BEND DELIMITER X X X X XEXCEEDED

NO FIBER SERVICE LOOP X X X

NO BONDING JUMPER BETWEEN X X X XRACKS

NO BUSHINGS ON SLEEVES X X X X X X T7.02 NOTE 10

SLEEVE HEIGHT LESS THAN 4" T7.02 NOTE 9

WORKING CLEARANCE (30") X X X X X XNOT MAINTAINED IMPROPER TENSION OF TY RAPS X X X X X

CABLE CLEARANCE S FROM LIGHT X X X X X XLESS THAN 2"

CABLES OR DUCT ATTACHED X X X X X XTO CONDUIT IMPROPER CABLE SUPPORT X X X X X

SLEEVE FILL RATIO EXCEEDED X X X X X X

POWER NOT INSTALLED ON RACKS T7.06

FIBER TRAY SYSTEM NOT INSTALLED T6.01T6.02

ORIENTATION OF WALL PHONE JACK INCORRECT T7.03

HAND WRITTEN LABELS X X X X X

CABLE SLACK AT WAO X X X X

Commissa 2003

Riser COMMUNICATION INFRASTRUCTURE AUDIT

RISER TEST SUMMARY

Copper Riser Test Results

NUMBER OF RECORDS 775 pairs FAILURES 107 pairs

PROBLEM

CLOSET TC L6-A ROOM 666C REVERSED BINDER 050/076 - 76/100

CLOSET TC L3-A ROOM 366C REVERSAL ON 225 AND 325ORANGE AND GREEN BINDER FLIPPED

CLOSET TC L1-A ROOM 166C 175 REVERSED PAIR

CLOSET TC LL1-D NL06 1 REVERSED PAIR2 & 3 OPEN

CLOSET TC L2-D N224 PAIR 52 & 53 OPEN

CLOSET TC L3-D N324 REVERSED PAIR 27

Commissa 2003

Fiber Riser Test Results

NUMBER OF RECORDS 115 Strands Tested30 Strands Performance Faiure27 Strands Were Open

57 TOTAL FAILURES

PROBLEM

CLOSET TC LL1-D NL06 SM PORTS 2&3 OPENCLOSET TC L6-C S600B SM PORTS 5&6 OPENCLOSET TC L6-A S666C SM PORTS 3&4 OPENCLOSET TC L5-B S536C MM BINDER GROUP REVERSED 1IN CLOSET IS 7 AT MDFCLOSET TC L4-C S400B SM PORTS 3,5&6 OPENCLOSET TC L4-B S436C SM PORTS 1&2 FAILED SM PORT 3 LIGHT ONLY FAIL SM PORTS 4&6 OPEN

NOTE: RACK 5 RIC #2 CABLEIS SWAPPED BETWEENS436C AND S336C

CLOSET TC L3-B S336C SM PORTS 1&2 FAILEDCLOSET TC L3-A S366C SM 5 PORT OPEN CLOSET TC L2-C S200B SM PORT 6 OPENCLOSET TC L1-B S136C SM PORT 3 OPENCLOSET TC L1-A S166C MM PORT 5 OPENCLOSET TC LL1-D SL49 SM PORT 6 OPENCLOSET TC LL1-D NL06 SM PORTS 2&3 OPEN

MM PORTS 3&4 OPENCLOSET TC LL1-D N124 SM PORTS 1&2 OPENCLOSET TC L2-D N224 SM PORTS 1&2 OPEN

MM PORT 6 OPENCLOSET TC L2-E N208 SM PORT5 OPENCLOSET TC L3-E N 308 MM PORT 2 OPEN

NOTE: RIC LABELED INCORRECTLY

DUE TO THE HIGH FAILURE RATE WE TESTED MORE THAN THE REQUIRED 10%

MDF RIC LABELING IS INCONSISTENT WITH CLOSET LABELING


Case Study Conclusions Case Study Conclusions

Specifications were minimally enforcedSpecifications were minimally enforced

Marginal workmanship issues were Marginal workmanship issues were resolved by the warranty and resolved by the warranty and commissioningcommissioning

IT inspection reports were overwhelmingIT inspection reports were overwhelming

Commission Report identified additional Commission Report identified additional deficiencies and subsequent corrective deficiencies and subsequent corrective action.action.

Commissioning ROI was Five to OneCommissioning ROI was Five to One


Information & Training Information & Training Resources Resources

ASHRAE – American Society of Heating, ASHRAE – American Society of Heating, Refrigerating and Air-Conditioning Refrigerating and Air-Conditioning Engineers. (www.ashrae.org)Engineers. (www.ashrae.org)GSA & Department of Energy GSA & Department of Energy www.gsa.org www.gsa.org BICSI – Building Industry Consulting BICSI – Building Industry Consulting Service International (www.bicsi.org)Service International (www.bicsi.org)CSI – Construction Specifications Institute CSI – Construction Specifications Institute (www.csi.org)(www.csi.org)



TIA/EIA – Telecommunications Industry TIA/EIA – Telecommunications Industry Association (www.tia.org)Association (www.tia.org)NIBI – National Institute of Building Sciences NIBI – National Institute of Building Sciences (www.nibs.org)(www.nibs.org)BCA – Building Commissioning Association BCA – Building Commissioning Association (www.bcxa.org)(www.bcxa.org)PECI – Portland Energy Conservation Inc.PECI – Portland Energy Conservation Inc.(www.peci.org)(www.peci.org)



Additional web sitesAdditional web sites– Florida Design Initiative Florida Design Initiative

www.fcn.state.fl.us/fdiwww.fcn.state.fl.us/fdi– University of Washington University of Washington

www.weber.u.washington.eduwww.weber.u.washington.edu– Association of Higher Education Facilities Association of Higher Education Facilities

Officers Officers www.appa.orgwww.appa.org– Federal Energy Management Program Federal Energy Management Program

www.eren.doe.gov/femp/facbuildwww.eren.doe.gov/femp/facbuild

Documents

Commissa 2003 IT Infrastructure Quality Control and Cost Savings Through Commissioning Presented by: Bruce Torello Rick Foster, RCDD Rick Foster, RCDD