LEED Canada - Existing Building Commissioning_Mar1st

Existing Building Commissioning

LEED CANADA FOR EXISTING BUILDINGS: OPERATIONS AND MAINTENANCE

Credit 2.1 – 2 PointsCredit 2.2 – 2 PointsCredit 2.3 – 2 Points

(Energy and Atmosphere)

Presentation by: Michael Clarke

Credit 2.1: Investigation and Analysis

Credit 2.2: ImplementationCredit 2.3: Ongoing Commissioning


Credit 2.1Credit 2.2Credit 2.3




Credit 2.1

EX.B.Commissioning: Investigation and Analysis

Credit Prerequisites:• EA Prerequisite 1: Energy Efficiency Best Management Practices –

Planning, Documentation and Opportunity Assessment• EA Prerequisite 2: Minimum Energy Efficiency Performance

Related Credits:• EA Credit 1: Optimize Energy Efficiency Performance• EA Credit 2.2: Existing Building Commissioning - Implementation• EA Credit 2.3: Existing Building Commissioning – Ongoing

Commissioning

Credit 2.1


• WHAT - What is the intent of the Credit?

• WHY – Why are we doing this Credit?

• HOW – How do we meet the requirements of this Credit?

• WHO – Who can implement the requirements for this

Credit?

Credit 2.1

EX.B.Commissioning: Investigation and Analysis Credit 2.1





Credit?


Credit Intent: “Through a systematic process, develop an understanding of the operation of the building’s

major energy systems, options for optimizing energy performance and a plan to achieve energy savings.”

Credit 2.1

EX.B.Commissioning: Investigation and Analysis• Investigation building documents

• Analyze building system operations

• Review building maintenance practices

• Document energy use

• Identify problems

• Develop a plan for savings

Credit 2.1





Credit?



Credit Benefits:

Credit 2.1

Economic Issues• Helps reduce operating costs• Protect or enhance property

values• Reduce need for equipment

repair or replacement• Improved energy performance• Longer equipment life• Ensure equipment operating as

facility manager and manufacturer intents

Environmental Issues

• Lower tenant turnover rate• Less vacant offices space• Reduced liability related to indoor air

quality• Improved occupant well-being• Lower incidence of employee illness

Summary: Health; Comfort; CO2; Cost and Energy Savings; Equipment Life; etc.





Credit?



Credit Requirements:

Option A – Retro-Commissioning Plan OROption B – ASHRAE Level II Energy Audit

Credit 2.1

EX.B.Commissioning: Investigation and AnalysisOption A – Retro-Commissioning Plan:

• Building Information (history, size, occupancy, space uses, etc).• Breakdown of energy use for major systems• List the problems that affect occupants comfort and energy use –

(Energy Savings / Indoor Condition Improvement Opportunities)

• List cost-effective capital improvements that will address the problems. • List potential procedural and operational changes that will address the problems. • Perform Cost-Benefit analysis for each improvement. • Develop a Timetable for completion.

Credit 2.1


Option A – Retro-Commissioning Plan – Detailed Description:

A.1 - Site AssessmentA.2 - Energy Use BreakdownA.3 - Diagnostic Monitoring and Functional TestingA.4 - Master List of Findings

Credit 2.1


A.1 - Site Assessment: How are the building systems currently operating?

Why are they operating the way there are?

Identify the most significant problems

Interview staff and occupants

Detailed recording of equipment status and condition

Recommend areas for detailed testing and measurement

Credit 2.1


A.2 - Energy Use Breakdown:

Understand the relative portion of total energy use consumed by individual systems and processes (Examples: Heating, cooling, ventilation, air leakage, lighting, plug loads, etc)

Helps identify areas of emphasis for further investigation

Provides useful benchmarks for peer comparison

Credit 2.1


A.3 - Diagnostic Monitoring and Functional Testing: Stand-alone portable data-logging

Energy management control system trend logging

Manual functional testing (perturb and observe)

Compare and contrast actual measurements to those of the intended design.

Monitoring and testing quantifies (gives real numbers to) the deficiencies in equipment, procedures, performance

Credit 2.1


A.4 - Master List of Findings:

Most important deliverable Identifies every operating problem in detail Propose a solution for each problem, with cost-benefit

analysis.

Credit 2.1

Forms the basis for a list of potential retrofits, upgrades and capital improvements. Should also include analysis for procedural, operational, maintenance and schedule changes.


Option B – ASHRAE Level II Audit – Summary: • Described in ASHRAE’s Procedures for Commercial Building Audits.

• Document the breakdown of energy use in the building. • Perform a cost-savings analysis of all practical measures that meet the owner’s

constraints, along with a discussion of operations and maintenance procedures. • List the identified capital improvements that will provide cost-effective energy

savings and document the cost-benefit analysis associated with each.

Credit 2.1



ASHRAE Audit Levels:

Level 1: Site Assessment or Preliminary Audit

Level 2: Energy Survey and Engineering Analysis Audit

Level 3: Detailed Analysis of Capital-Intensive Modification Audit

Credit 2.1


Level 1: Site Assessment or Preliminary Audit• Identify no/low cost energy savings opportunities

• General review of potential capital improvements

• Assessment of energy bills

• Brief site inspection

Credit 2.1






Credit 2.1


Level 3: Detailed Analysis of Capital-Intensive Modification Audit Sometimes called an “Investment Grade” audit

Provides solid recommendations and financial analysis for major capital investments.

Includes Level I and Level II audits.

Additional testing/monitoring

Detailed system modelling

Detailed description of recommended measured

Detailed EEM cost estimates.

Includes monitoring, data collection and engineering analysis.






Credit 2.1


Option B – ASHRAE Level II Audit:

Credit 2.1

Process Report• Detailed Site Visit• Understand design, condition, and operations

and maintenance practices for major building systems.

• Measure key parameters. • Analyze capital measures (savings and costs

including diminishing returns of interactions)• Meet with owner/operators to review

recommendations

• Estimate low-/no-cost savings opportunities• Perform detailed end-use breakdown• Estimate capital project costs and savings• Building description and equipment inventory• General description of considered EEM’s• Financial analysis of recommended energy

efficiency measures


Option B – ASHRAE Level II Audit – Procedure:1. Review of system design (electrical and mechanical)2. Review of maintenance and operations procedures3. Measurement of operating parameters; comparison with design levels.

Example Parameters: operating schedule, heating and cooling water temperature, supply air temperature, space temperature and humidity, ventilation quantities, light levels, etc)

4. A review of the existing operating and maintenance problems. 5. Breakdown of energy use by component. Can be simple manual calculations to full computer simulation, depending on

specific need. 6. List of energy-savings measures, with cost and savings estimates. 7. A review of most practical EEM’s to be analyzed further. These modifications are prioritized in anticipated order of

implementation. 8. Cost / Savings Analysis for EEM’s. To correct for diminishing returns, assume ones with best ROI will be

implemented first. 9. Estimate the impact on building operations from each practical EEM (Non-energy Costs, Maintenance Costs, etc). 10.Following the submission of the Level II audit and analysis report, a meeting with the owner to discuss priorities

and to help select measures for implementation or further analysis.

Credit 2.1


Option B – ASHRAE Level II Audit – End-Use Breakdown (Example):

Credit 2.1


Option B – ASHRAE Level II Audit – End-Use Breakdown Charts (Example):

Credit 2.1


Option B – ASHRAE Level II Audit – Utility Bill Calibration (Example):

Credit 2.1


Option B – ASHRAE Level II Audit – Summary Table of EEM’s (Example):

Credit 2.1


Option B – ASHRAE Level II Audit – Software Modelling

Modelling software utilized in the Level II Engineering audit can include RetScreen, DOE-2, Energy Pro, Energy plus, and………….. eQUEST!

Credit 2.1


Option B – ASHRAE Level II Audit – Software Modelling cont’d:ASHRAE 62.2-2013 - Whole Building Ventilation Calculations Worksheet

Credit 2.1





Credit?


EX.B.Commissioning: Investigation and AnalysisCredit Commissioning Team:

The Level II audit may be conducted by an external commissioning agent or even by members of the building operations staff.

“The commissioning team can consist of facility managers and building operations staff, as well as third-party engineers, energy auditors and management companies, consultants, and systems maintenance experts. The team composition will depend on project size and systems complexity.”

Credit 2.1



Existing Building Commissioning Credit 2.2

• Credit Intent• Requirements• No-/Low-Cost Improvements• Capital Expenditure Plan• Cost-Benefit • Building Operating Plan• Training & Team• Timeline

Credit 2.2EX.B.Commissioning: Implementation

EX.B.Commissioning: Implementation

Credit Intent:“Implement minor improvements and identify planned capital projects to ensure that the building’s major energy-using systems are repaired, operated and maintained effectively to optimize energy performance”

Meaning: • Implement low-/no-cost items immediately• Accurate cost estimate for major upgrades

Credit 2.2


Credit Requirements:• Implement no- or low-cost solutions (…to problems found in Credit 2.1)• Create a capital plan for major retrofits or upgrades. • Provide training for management staff that builds awareness and skills

(Training in energy efficiency, equipment and systems operations and maintenance)

• Demonstrate the observed and/or anticipated financial costs and benefits of measures that have been implemented.

• Update the building operating plan as necessary to reflect any changes in the occupancy / equipment runtime schedule, set-points, lighting, etc.

• Regularly review the building plan.

Credit 2.2


Low/No-Cost Improvements:

• Operational or procedural changes• Adjustments to equipment run-time or setpoints• Minor equipment repairs or upgrades • Staff training or retraining

Credit 2.2


No/Low-Cost Improvement Examples:

Credit 2.2

Problem No-/Low-Cost SolutionSimultaneous heating and cooling Reprogram B.A.S. controls Air leakage, loss of pressure in ductwork Repair duct leaksBroken temperature or humidity sensor Repair or replace sensorDuty cycle on hot water tank too high for usage Reprogram timer switchesOccupants setting room temperature too high Replace manual thermostats with

programmable onesOccupants complain about air-handler start-up noise

Optimize air-handler start and stop times

Bathroom exhaust fan left on 24/7 Add to ventilation control circuitOutdoor air intake damper 100% open 24/7 Repair motorized damper motor for outdoor

intake air


Capital Plan for Major Retrofits:

• Establishes long-term priorities for major maintenance, upgrades and investments in the building

• Should list the major projects identified by commissioning process• Detailed analysis of costs and benefit• Establish firm budgetary commitment and a timetable for

implementation• Scope of this capital plan may be limited to only the most major of

energy-using systems

Credit 2.2


Cost Benefit Analyses:

• Demonstrate financial logic for correcting the problems from Credit 2.1• Account for all the costs and savings associated with each measure,

including schedule changes. • Calculations include ‘payback time’, ‘rate of return’, ‘cost-benefit ratio’, etc. • Actual Utility rate schedules used (Gas, Water, Electricity, Etc)

Credit 2.2


Cost Benefit Analysis - Simple Payback: Simple Payback (years) = Project Cost ($) / Annual Operating Savings ($) Length of time (years) that earned savings will recoup initial investment.

Credit 2.2


Cost Benefit Analysis - ROI: ROI (%) = Annual Savings ($) / Project Cost ($) Rate of return, or return on investment (ROI), is the ratio of cost savings to the amount of money invested to perform the improvement.

Credit 2.2


Cost Benefit Analysis - Cost-Benefit Ratio: Cost-Benefit Ratio = Total Operational Savings ($) / Project Cost ($) Determines the financial return for each dollar invested.

Example:Total savings over 20 year lifetime = $13,000. Project Cost = $8000Cost-Benefit Ratio = 1.6

Credit 2.2


Building Operating Plan:

• Revisions to plan should include all changes in occupancy schedule, equipment run-time schedules, design set points, lighting levels and building automation system programming.

• Revisions may also need to be made to equipment specifications, operating manuals, and as-built control drawings

• Regular revision and review of the plan by the building management staff is essential.

Credit 2.2


Training:

• Facility Managers, Engineers, Major-system Equipment Operators - must have skills and knowledge necessary to identify and implement sustainable operations measures.

• Training should build awareness and develop skills within a broad range of building operations topics

• No minimum requirements, but 24 hours per staff person per year is recommended.

Credit 2.2

Team:The team associated with the accomplishment of this credit may include representatives from facilities, third party engineers, energy managers, and building operations and maintenance staff.




EX.B.Commissioning: Ongoing Commissioning

Credit Intent:"Use commissioning to address changes in facility occupancy, use maintenance and repair. Make periodic adjustments and reviews of building operating systems and procedures essential for optimal energy efficiency and service provision"

Meaning: • Are the building systems optimized?• Make adjustments

Credit 2.3

EX.B.Commissioning: Ongoing CommissioningOngoing Commissioning - Description:

• A continuous, dynamic process – ongoing monitoring and analysis

• Emphasizes a systems-wide approach, continually making sure that indoor conditions and building energy systems are understood, monitored and repaired.

• Regular review and revisions to the building operating plan – include details on system testing, performance verification, corrective action and ongoing measurements.

• Usually undertaken after a full retro-commissioning has been completed

Credit 2.3

EX.B.Commissioning: Ongoing CommissioningExample of Ongoing Commissioning Program (1 0f 2):1. Overview of Organization’s Facilities Included in the Ongoing Commissioning Program2. Ongoing Commissioning Team:

• Roles and Responsibilities• Training Requirements

3. Building Systems included in the Program4. Ongoing Commissioning Cycle and Schedule5. Monitoring, Testing and Performance Verification Plan:

• BAS Trend log diagnostics• Portable data logger diagnostics• Disposition of test logs• Report formats and dissemination

6. Sensors and Test Equipment Calibration Plan

Credit 2.3

EX.B.Commissioning: Ongoing CommissioningExample of Ongoing Commissioning Program (2 of 2):7. Issue Identification and Response Protocols8. Ongoing Commissioning Annual Report

• Summary of Issues Resolved• Ongoing Commissioning Program Costs• Savings Related to Resolved Issues

REFERENCE DOCUMENTS:A. Building Operating Plan (and Revision History)B. Energy Audit Reports (Level I and II)C. Preventive Maintenance PlanD. Building Automation System (BAS) PM PlanE. Retro-commissioning Report

Credit 2.3

EX.B.Commissioning: Ongoing CommissioningRegional Variation:• The mechanical systems and energy efficiency strategies used in a given region tend

to vary with the climate and available energy sources.

• Building envelope may be more important in certain regions

• Water systems may be more important in arid regions.

• The ongoing commissioning program should account for seasonal as well as regional variations.

Credit 2.3




EX.B.Commissioning: Ongoing Commissioning Credit 2.3

Always make sure your solutions are effective…

Documents

LEED Canada - Existing Building Commissioning_Mar1st