Redefining the Traditional Role of the Commissioning Agent ... · Fiona Aldous Daniel J. Lemieux, AIA. Defining the Building Envelope ... the quality of materials and systems required

Commissioning Under the InfluenceCommissioning Under the Influence

Redefining the Traditional Role of the Commissioning Agent in the

Design and Construction of the Building Envelope

National Conference on Building Commissioning: May 2-4, 2007

Presented by:Fiona Aldous Daniel J. Lemieux, AIA

Defining the Building EnvelopeDefining the Building Envelope

• “…any enclosing covering, membrane, or structure…”

• …. "The envelope has to respond both to natural forces and human values. The natural forces include rain, snow, wind and sun. Human concerns include safety, security, and task success. The envelope provides protection by enclosure and by balancing internal and external environmental forces. To achieve protection it allows for careful control of penetrations. A symbol of the envelope might be a large bubble that would keep the weather out and the interior climate in."

– Richard Rush, The Building Systems Integration Handbook

Influences on Building Envelope: Influences on Building Envelope: Geography and Climate Geography and Climate ……

-Regional geography including orientation, slope, adjacent buildings, proximity to large bodies of water (fresh and salt)

- Temperature impact on expansion and contraction of materials

-Radiation and UV light impact varies with elevation

- Biological attack resulting from local pests

- Water

- Ice / Snow

- Vapor (in the form of moist air and vapor diffusion)

impacting the manner of moisture entry to interior:

- Penetration of liquid moisture, typically rain

-Migration of moisture through capillary action

- Air movement and wind resultsin pressure differentials:

-wind effect -stack effect-HVAC effects -Combined effects

wall

roof

bgwp

wp

Wind Loads and PrecipitationWind Loads and Precipitation……

-Condensation resulting from vapor in air, relative humidity and surface temperature differentials.

- Vapor diffusion - the movement of vapor from an area of high pressure to an area of low pressure through materials independent of air flow.

Building envelopes are complex systems ….. subjected to numerous influences and risk

Exterior envelope interface areas prone to failure – how commissioning can help ….

MoistureMoisture--Laden Airflow and Vapor Drive Laden Airflow and Vapor Drive ……

HVAC & IAQHVAC & IAQ

Why Commission Why Commission ““Under the InfluenceUnder the Influence””??

Uncontrolled rainwater penetration and moisture ingress are two of the most common threats to the structural integrity and performance of the building envelope.

Together, they represent up to 80% of all construction-related claims in the United States.

Errors and omissions in the design and installation of the façade interfaces, rather than in the façade materials, components and systems themselves, are the primary (and most frequently overlooked) sources of uncontrolled rainwater penetration through the building envelope.

It starts with technical competence and good design…

80%

From Architect…

To GC / Subcontractor…

Conveying Proper Design IntentConveying Proper Design Intent

To Dispute…

$6M Lawsuit on a $12.5M project…

Design Intent LostDesign Intent Lost……Misdiagnosis Rush to Judgment Missing end-dam at masonry

wall beyond

Bulk Rainwater Penetration

As-Built Construction

Repair

The RescueThe Rescue……

As-Built Construction RepairBulk Rainwater Penetration




Repair




Repair




Repair


Substantially Complete?Substantially Complete?

06_ RCI

Failing (by Design)Failing (by Design)……

06_ RCI

From Architect…

To Subcontractor…

To Rescue…

The Rescue...The Rescue...

Veterinary Exterior Wall Veterinary Exterior Wall Permeability Problems ...Permeability Problems ...

High moisture storing masonry cladding materials and un-vented sheet metal roof in combination with interior high levels of RH and vinyl wall coverings, combined to result in a wall and roof assembly that could not “breathe”, the development of microbial growth and deterioration of exterior wall components.

Natatorium Air Barrier Natatorium Air Barrier Deficiencies Deficiencies ……

High interior moisture conditions and lack of continuous air barrier combined to allow warm, moisture-laden air to migrate into the exterior envelope, resulting in condensation and deterioration of exterior envelope materials

"We cannot solve the problems that we have created with the same

thinking that created them."-Albert Einstein

NIBS Guideline 3NIBS Guideline 3……A Call for ChangeA Call for Change

Commissioning Begins with Good DesignCommissioning Begins with Good Design……

“The pre and design development phase has the greatest possibilities for creating coordinated and detailed envelope assemblies to facilitate a quality installation. If left to the field installation phase, the building envelope commissioning process will serve only to document, rather than complement the overall design development and commissioning processes.”

NIBS Guideline 3 provides an overview for the Building Envelope Commissioning Process and implementation, however it must be adapted to suit the specific project and goals

NIBS Guideline 3NIBS Guideline 3Exterior Enclosure Technical Requirements for the Commissioning Process

Design Phase:Construction Documents

Update Basis of Design (BOD)

(§6.2.2.2)

Update Systems Manual (§6.2.6)

Training Requirement

s(§6.2.7) &

(§6.5)

Owner Acceptance

ofCx Products

(§6.3)

Identify Outstanding Enclosure Issues

Prepare Construction Documents

Owner Acceptance of

Constr. Documents

Products

Project Objectives

Meeting

Participate in Project Review

Meeting (§6.2.9.1)

Cx Reviews of Design

Docs. (§6.2.8)

Update OPR

(§6.2.2.2)

Update Cx Plan

(§6.2.3.1(b))

Develop CxRequirements

for Construction Documents

(§6.4)

To Construction Phase (§7)

Update CxTeam (§6.2.1)

From Design Phase:

Design Development

Construction

Checklists(§6.2.5)

Review @ 20% of

systems re BOD

(§6.2.8.4)

Final Objectives Meeting for

Phase (§6.2.9.2)

Develop Cx Process Requirements for

Construction Documents Phase

(§6.2.4)

Acceptance Requiremen

ts(§6.3)

Project Objectives

Meeting

Project Design Phases and CommissioningDesign Phases:

• Pre-Design Phase: Pre-Design is a preparatory phase of the project delivery process in which the Owner’s Project Requirements are developed and defined. See Part 5 of this Guideline.

• Design Phase: During the Design Phase of the project delivery process the Owner’s Project Requirements are translated into construction documents.

• Design Sub-Phases: The Design Phase is typically broken into three sub-phases; with each being about 1/3 of the total design phase. These sub-phases have a variety of names but for this document the following terms will be used. Schematic Design, Design Development and Construction Documentation.

• Schematic Design: (Also referred to as “35% Design”). A phase of building design that produces documents that establish the conceptual design of a project, illustrating the scale and relationship of the Project components including preliminary selections of major building systems and construction materials.

• Design Development: (Also referred to as “65% Design”). A phase of building design that produces documents that illustrate and describe the refinement of the design of a Project, establishing the scope, relationships, forms, size and appearance of the Project and identifying major materials and systems and establishing their quality levels.

• Construction Documentation: (Also referred to as “100% Design”) A phase of building design that produces documents that (1) set forth in detail the requirements for the construction of a Project and (2) establish in detail the quality of materials and systems required for the Project. Final Construction Documents are prepared as required to solicit, procure and construct the project and include drawings, specifications, contract forms and conditions, bidding requirements and resource documents.

NIBS Commissioning Guideline 3, 2006

Commissioning Process:

1. Establish Performance requirements2. Develop Commissioning plan3. Validation and documentation

NIBS Guideline 3NIBS Guideline 3CommissioningCommissioning--Focused Review of Design DocumentsFocused Review of Design Documents

6.2.8.1 (c) Building Exterior Enclosure System-Specific Review. The Commissioning Authority should verify that, within the areas selected for review, the design complies with the Owner’s Project Requirements. The intent of this review is to determine if there are systematic errors for exterior enclosure materials and interface coordination, not to fully check the drawings. The responsibility for complete checking of the drawings for coordination, appropriateness, and accuracy remains with the Design Team.

6.2.8.1. (d) Building Exterior Enclosure Specification Review. The Commissioning Authority should ensure that a review of the specifications is performed to determine completeness and applicability to the project. A review of 10-20% of the building exterior enclosure specification is performed in detail for verification of compliance with the Owner’s Project Requirements. Items checked include applicability of the section to the project, Commissioning Process requirements, submittal requirements, applicability of sub-systems and materials, training requirements, coordination with other sections, and coordination with the drawings.

Testing and Validation Testing and Validation

Air Infiltration: AAMA 503-03 Ref: ASTM E 783 (Chamber)

Water Infiltration: AAMA 503-03 Ref: ASTM E 1105 (Chamber)Ref: AAMA 501.2-03 (Nozzle Test)

Lab Testing (ASTM E2099)

Air Infiltration: ASTM E283 (Air Infiltration/Static)Water Infiltration: ASTM E 331 (Water Penetration/Static)

ASTM E 547 (Water Penetration/Cyclic)AAMA E 501.1 (Water Penetration/Dynamic)

Structural: ASTM E330 (Uniform Static)ASTM E1233 (Cyclic Static)

Thermal: AAMA 1503 and 501.5

Field Testing

Field Certification TestingField Certification Testing

Air InfiltrationASTM E-783: Field Measurement of Air Leakage through Installed Exterior Windows and Doors

Water Penetration ResistanceASTM E-1105: Standard Test Method for Field Determination of Water Penetration of Installed Exterior Windows, Curtain Walls, and Doors by Uniform or Cyclic Static Air Pressure Differential

AAMA 501.2-03: Quality Assurance and Diagnostic Water Leakage Field Check of Installed Storefronts, Curtain Walls, and Sloped Glazing Systems

Understand and Properly Apply the Standards…Define Performance Standards (ASCE 7)

AAMA Performance Class and the “2/3” Rule…Define Scope of Testing and “Failure” (ASTM v. AAMA)

A Case Study in Commissioning (1998)A Case Study in Commissioning (1998)

Phase I: Design Period ServicesSchematic DesignDesign Development Construction Documents

Phase II: Pre-Construction Services“Value Engineering”Shop Drawing Review (Design “Refinement”)Laboratory Mock-Up and Performance TestingPlant Visits

Phase III: Construction Period ServicesQA/QC Coordination Meeting (GC/CM and All Trades)Pre-Installation Meetings (Individual Trades)Bi-Monthly “Skin” MeetingsBi-Weekly Construction Observation (Field Sketches/Design “Refinement”)Field Air and Water Penetration Resistance Testing

Phase IV: Project Close-OutFinal “Open/Closed” Issue LogCopies of All Field Reports, Photos, and SketchesBuilding Envelope Maintenance Manual

A Case Study In A Case Study In ““CommissioningCommissioning”” (1998)(1998)

Fig. 1: typical generic sill detail Fig. 2: revised baseline sill detail for CDs

Fig. 3: development of an “as-built”detail Fig. 4: final interface detail at sill

Detailing

Design Intent RealizedDesign Intent Realized Detailing

Looking AheadLooking Ahead……

“The complexities that initiate the development of the building envelope commissioning plan are varied; the changing roles of the architect and contractor in the traditional design and construction process; or the management of risk; or the overriding concern for quality and performance. Yet without question; the result of a commissioning plan is to provide a documented, quality performing, reliably operating and efficientbuilt resource for the shelter of the inhabitants’ needs and activities. The building envelope commissioning agent and the building envelope specialist are the opportunities for the future; to partner and produce a comprehensive, fully-documented, technically sound and verifiable building envelope commissioning plan that is both cost-effective in the near term and beneficial to the long-term durability and performance of the project.”

Questions?Questions?

• Reconciliation of contractual requirements between the architect and the commissioning agent?

• Defining the role of building envelope consultant and building envelope commissioning agent?

• Joining the traditional building envelope commissioning team?