HOW BUILDING COMMISSIONING DRIVES CONTRACTOR

ACCOUNTABILITY, GUARANTEES ENERGY SAVINGS, AND ENSURES

QUALITY ASSURANCE FOR OWNERS

NFMT 2015

DARREN CASSEL, PRINCIPAL cassel@theSHG.com

Presented by: THE STONE HOUSE GROUP March 12, 2015

Company Profile What is Commissioning Why Technical Commissioning Case Studies

AGENDA

COMPANY PROFILE 3

Founded in 1999 on three pillars of facilities management: operations, technical services and finance

Dedicated to strengthening the mission and unique needs of our clients

Foundation as Energy Company enhances facilities, sustainability and technical services

Campus Assessments & Management • Facilities Overview Assessments

• Facilities Conditions Assessments

• Facilities Benchmarking

• Facilities Management

• Project Management/Owner’s Representation

• Utility Master Planning

• Campus Master Planning

Energy Management • ASHRAE Level I, II & III Energy Audits

• Demand Response Program Support

• Energy Modeling

• Energy Management & Power plant operation

• Energy Management Consulting

• Energy Procurement

• Utility Rebate & Incentive Analysis

Sustainability • Climate Action Planning

• Greenhouse Gas Accounting

• LEED® Consulting & Administration

• Renewable & Alternative Energy Analysis

• Sustainable Design Consulting

Commissioning • Building Envelope Commissioning

• Retro Commissioning

• Commissioning for LEED®

Albright College Allentown Art Museum Amazon.com Bank of New York Mellon BASF The Chemical Company Bayer Benco Dental Ben Franklin TechVentures Berje, Inc. Bethlehem Area School District Boston Properties Bryn Athyn College Chapin School Chestnut Hill Academy Churchville Nature Center City Center (Allentown)* Colonial Springs Golf Course Convent of the Sacred Heart Covanta Energy Corporation Cravath, Swaine & Moore LLP* Cumberland Valley Animal Shelter Dickinson College* Deerfield Academy* Easton Center for Specialized Surgery Far Hills Country School George School* Georgetown University Gettysburg College* Greens Farms Academy* Greenwich Country Day School* Greenwich Academy* Haverford College

Hilton Garden Inn Hilton, Millenium Hotel Hotchkiss School, The* Institute of Family Health* Juniata College* KIPP DC AIM Academy Lawrenceville School, The* Lehigh Valley Charter HS for the Arts, The LIberty Property Trust* Martin Guitar Company Moravian Academy Mountain Technology Center Muhlenberg College MTA, Metro-North Rail Road, NYC Nathaniel Witherell Hospital National Presbyterian School New Canaan Country School New Milford Hospital Nike Norwalk Hospital NYCEDC, Goldwater North Hospital* Panasonic North America* Parkview Green Pennsylvania State University Perkiomen School Philadelphia Zoo*

Pingry School, The Princeton University Riverdale Country School St. David’s Episcopal Church St. Joseph’s University St. Luke’s Hospital, Riverside Campus Sleepy Hollow Country Club Spectra Laboratories Springside Chestnut Hill Academy Swarthmore College Taft School, The Technical Pro Two City Center UA Local One University of Pennsylvania Ursinus College* Vigilant Fire Hose Company Villanova University* Viropharma Inc. Wardlaw-Hartridge School, The Wells Fargo Wilson College Women in Need YMCA of Darien

COMMISSIONING (CX) 6

COMMISSIONING: GOALS 7

A systematic process to ensure the design, installation and operation of systems meet the owner’s project requirements

• ASHRAE Guideline 0-2005 • USGBC LEED Standard

Key elements: OPR development Design reviews Installation inspections Functional testing

TYPES OF COMMISSIONING 8

Building commissioning (New Construction or Renovation Project) LEED Fundamental & Enhanced – Energy

Systems Building Envelope Cx (LEEDv4 Requirement)

Retro-commissioning Recommissioning Continuous commissioning

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Owner’s Rep, Engineer, General Contractor, Subcontractors Drawings, submittals, as-builts, O&Ms, RFIs, ASIs, OPR, BOD

WHO & WHAT IS INVOLVED

WHY IS IT DONE 10

Commissioning provides continuity, bridging the gaps between different phases of construction from OPR through occupancy

GOALS & PURPOSE 11

Quality Control - Identify problems Ensure owner receives what was purchased Complex systems Energy intensive systems Improve system performance Comprehensive approach - synchronization

between mechanical, electrical and system controls

Cost savings to owner

GOALS & PURPOSE 12

COMMISSIONING: COMMUNICATION FLOW DIAGRAM 13

PROCESS & SCOPE OVERVIEW 14

Timeline Ideally begins early in design phase Should cover occupancy and warranty

period Scope Minimum of energy-consuming MEP

systems (LEED requirements) Can include fire detection & protection,

communications, envelope, security or other systems

WHO PROVIDES CX SERVICES 15

Energy Service Companies Testing & Balancing Companies Engineering Design Firms Contractors Equipment Manufacturers Etc…..

Recession flooded the market with Commissioning Companies

COMMISSIONING MISCONCEPTIONS 16

• Owner already paying for service from – Design Team: Architects & Engineers – Construction management company – Subcontractors

• Commissioning adds time to the project schedule

CX RETURN ON INVESTMENT 17

Typically Less than 1 year if Involved Early in Project: • Lower operating costs (energy and

maintenance) • Reduced installation costs • Fewer callback/service calls • Trained staff • Improved maintenance documentation

National Institute of Building Sciences states “owners can achieve savings in operations of $4 over first 5 years of occupancy as direct result of every $1 invested in Commissioning.

HOW IS IT DONE: TECHNICAL VERSUS PROCESS CX

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Process Technical

Design CxA reviews design with respect to BOD and OPR

CxA reviews design with respect to Owner’s needs and best practices for optimum building energy performance, operation, maintainability and comfort

Installation CxA develops installation checklists & functional forms Installing contractor completes checklists and returns to CxA

CxA develops installation checklists & functional forms CxA performs periodic installation inspections and completes forms

Testing Contractor fills out forms and performs tests

CxA fills out forms and performs tests

Focus CxA focuses on documentation and coordination to ensure necessary work and training has been completed Relies on technical expertise of others

CxA is Owner’s advocate; provides technical support from design through occupancy CxA provides hands-on, interactive involvement throughout the process

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DESIGN & SUBMITTALREVIEW

CONST. INSTALLATION INSPECTIONS

PRE-FUNCTIONAL INSPECTIONS

FUNCTIONAL TESTING

TRAINING OVERVIEW

PROJECT CLOSEOUT

• Review drawings, submittals & BAS sequences of operations for: – Potential coordination issues or

operational problems – Opportunities to improve energy

efficiency (BAS programming) – Maintenance accessibility – Ability to Commission systems

CX PROCESS – DESIGN & SUBMITTAL REVIEW

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DESIGN & SUBMITTALREVIEW

CONST. INSTALLATION INSPECTIONS

PRE-FUNCTIONAL INSPECTIONS

FUNCTIONAL TESTING

TRAINING OVERVIEW

PROJECT CLOSEOUT

CX PROCESS – CONSTRUCTION INSTALLATION INSPECTIONS

• Inspect Systems for Completeness of Work Quality of Work performed Adherence to contract documents Areas of Maintenance exposure

• Commissioning Issues Log Deficiency database of corrective actions

• RFPs not specific on frequency • You get what you pay for!

WHY IS IT DONE: INSTALLATION ISSUES 21

Sometimes mistakes happen

WHY IS IT DONE: INSTALLATION ISSUES 22

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DESIGN & SUBMITTALREVIEW

CONST. INSTALLATION INSPECTIONS

PRE-FUNCTIONAL INSPECTIONS

FUNCTIONAL TESTING

TRAINING OVERVIEW

PROJECT CLOSEOUT

CX PROCESS – PRE-FUNCTIONAL INSPECTIONS

• Pre-Functional Forms Developed by Cx Agent for all major equipment (AHUs, DOAS, Boilers, Chillers, VRF units, VAV boxes, etc) SHG provides “Technical Commissioning” and not “Process Commissioning” as required by most RFPs Completed by Cx Agent (w/ assistance of contractor if needed)

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DESIGN & SUBMITTALREVIEW

CONST. INSTALLATION INSPECTIONS

PRE-FUNCTIONAL INSPECTIONS

FUNCTIONAL TESTING

TRAINING OVERVIEW

PROJECT CLOSEOUT

CX PROCESS – FUNCTIONAL TESTING

• System performance verification tests for: Confirmation of Testing & Balancing Testing of specified BAS sequences

Heating and cooling sequences Unoccupied operation Economizer & DCV Safety (smoke, freeze, etc) Equipment interlocks Fire alarm system interface

• SHG focuses on Integrated System Testing and not just component testing

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DESIGN & SUBMITTALREVIEW

CONST. INSTALLATION INSPECTIONS

PRE-FUNCTIONAL INSPECTIONS

FUNCTIONAL TESTING

TRAINING OVERVIEW

PROJECT CLOSEOUT

CX PROCESS – TRAINING & PROJECT CLOSEOUT

• Support Maintenance/Operator Training

• Review O&M Manuals & As-built Documentation

• Deferred Seasonal Testing • Final Commissioning Report • Systems Manual • 10 Month Warranty Re-

inspection

WHY TECHNICAL CX? 26

WHY TECHNICAL CX 27

① Owner has technical representation at all times ② Provides a necessary detail oriented process ③ Proper design, installation and operation is

investigated, not only verified / spot checked, and occurs in all phases, from initial design through occupancy and operation

④ The added up-front costs will pay for itself Ensure appropriateness of design Provides early detection of manufacturer and/or

installation flaws

DETAIL ORIENTED 28

Passing Equipment Startup via Process Cx

Cooling tower fan control and staging not optimized

Pump VFD found in ‘drive’

Inaccurate temperature sensors

Bypass valve does not control properly; dP setpoints arbitrary

No chilled water reset or scheduling control

Low differential pressure inadequate for building

Graphics lack clarity

Alarms not reporting to central log

INVESTIGATIVE & THOROUGH 29

Equipment startup is not commissioning Process Commissioning Does the chiller run?

Technical Commissioning Should the chiller be running? How do I maintain the chiller so it keeps running? At what load should the chiller be running? Is this the best chiller to use? Is the chiller running efficiently? Is the chiller having the desired effect on integrated systems and

space conditions?

HIGH OPERATING COSTS 30

Technical Commissioning Helps Optimize: Building energy costs Maintenance & service calls Equipment life cycle Optimized runtime Developing preventive, predictive maintenance plan

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Frequency of Implemented Measures in Cx Projects Average Simple Payback (Years) by Type

Data Source: Mills, E., 2009. “Building Commissioning: A Golden Opportunity for Reducing Energy Costs and Greenhouse Gas Emissions”

HIGH ROI

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BUILDING LIFE CYCLE COSTS

RFP Challenges 33

• Design Review Focus • Installation Inspection Frequency • Process vs. Technical Commissioning –

completion of pre-functional checklists • Functional Testing Process – performed

by contractors or Cx Agent and number of re-tests included

CASE STUDIES 34

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PRINCETON UNIVERSITY, FIRESTONE LIBRARY

Project: 10 Year – 6 Phases Type: Renovation Budget: $140 Million SF: 600,000 Scope of Work:

Fundamental & Enhanced Cx

Cx Process Issues: Process Commissioning for Pre-functional Checklists Functional Testing – Control Company using Cx Process

to identify issues

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Project: Sullivan & Sheehan Residence Halls Type: Renovation – Summer Projects Budget: $15 Million SF: 100,000 Scope of Work:

Fundamental Commissioning Enhanced Commissioning No Sampling of Room FCUs

Issues Flagged: FCUs had manufacturer defects Cx Resolution: Worked closely w/ Contractors to get

units repaired/replaced due to tight summer schedule.

VILLANOVA UNIVERSITY

The Hotchkiss School 37

Project: Mars Athletic Center Type: New Construction SF: 200,000 Budget: $40 Million Scope of Work: Functional

Testing/ Turnover Services

The Hotchkiss School – Mars Athletic Center 38

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The Hotchkiss School – Mars Athletic Center

The Hotchkiss School 40

Project: Monahan Hall Renovation Project Type: Renovation SF: 35,000 Budget: $8 Million Scope of Work:

LEED Fundamental Cx LEED Enhanced Cx Energy Modeling LEED Consulting

Technical Understanding 41

Functional Testing – Sample Issues 42

RH of 11.7% while raining. Uncalibrated RH sensor can cause improper economizer control. OA temperature often used for equipment enabling.

Code-required exhaust air damper not installed.

Exhaust fan command remains at minimum because of unachievable space pressure setpoint. Space pressure

erroneous due to improper placement of sensor terminals.

Economizer (free cooling) available, desirable, but OA damper remains at minimum.

Functional Testing – Sample Issues 43

Unit programmed to cool to the heating setpoint. Cooling setpoint found to be dummy point.

General graphical issues with damper and energy recovery wheel display.

False loading at fully-closed hot water valve.

Chilled water PID loop does not allow effective response; overheated air results.

Lack of exhaust flow disables possibility of utilizing energy recovery

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DEERFIELD ACADEMY, HESS CENTER FOR THE ARTS

Project: Academic Building Type: Renovation Project SF: 75,000 Budget: $33 Million Scope of Work:

LEED Consulting Fundamental & Enhanced Cx Energy Modeling / Incentive Support

Commissioning Issues: 350 installation & functional testing issues identified Preferred Contractors

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QUESTIONS?

Thank You!

The Stone House Group 301 Broadway, Suite 400

Bethlehem, PA 18015 610-868-9600

www.theSHG.com