FUNDAMENTALS OF EXISTING BUILDING RETRO-COMMISSIONING … PPT 1 What is Existing... · FUNDAMENTALS OF EXISTING BUILDING RETRO-COMMISSIONING ... (new construction): NA ... Based on

PART 1B2Q Associates, Inc. B2Q Associates, Inc. ©©

FUNDAMENTALS OF EXISTING FUNDAMENTALS OF EXISTING BUILDING RETROBUILDING RETRO--COMMISSIONING COMMISSIONING

Wednesday, May 14, 2014Wednesday, May 14, 2014

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PART 1 B2Q Associates, Inc. B2Q Associates, Inc. ©©

Existing Building CommissioningExisting Building Commissioning

THE OPPORTUNITIES ARE IN THE THE OPPORTUNITIES ARE IN THE DETAILSDETAILS

PART 1B2Q Associates, Inc. B2Q Associates, Inc. ©©33

EBCP Resource DiskEBCP Resource Disk

Copy of all presentationsCopy of all presentationsExample Work ProductsExample Work ProductsBuilding Commissioning AssociationBuilding Commissioning Association-- BCxA.orgBCxA.orgEBCXEBCX--Best Practices 2008Best Practices 2008Federal Energy Management Program (FEMP) Continuous Federal Energy Management Program (FEMP) Continuous Commissioning GuidebookCommissioning Guidebook--20022002Portland Energy Conservation Institute (PECI) Functional Portland Energy Conservation Institute (PECI) Functional Testing GuideTesting GuideASHRAEASHRAE-- Many publications re auditing, M&V, Maintenance, Many publications re auditing, M&V, Maintenance, Cx etcCx etc……ASHRAE.orgASHRAE.org


Online ResourcesOnline Resources

California Commissioning California Commissioning Collaborative Collaborative -- CACx.orgCACx.org

Portland Energy Conservation Institute Portland Energy Conservation Institute -- PECI.orgPECI.org

Building Owners and Managers Association Building Owners and Managers Association --BOMA.orgBOMA.org

Lawrence Berkeley National Labs Lawrence Berkeley National Labs -- LBNL.orgLBNL.org

Building Commissioning AssociationBuilding Commissioning Association--BCXa.orgBCXa.orgEPA Energy Star EPA Energy Star -- energystar.govenergystar.gov


Learning Objectives EBCP Seminar Part 1Learning Objectives EBCP Seminar Part 1

Part 1 Part 1 –– Existing Building CommissioningExisting Building Commissioning–– Defining EBCX, RCX, CCX, MBCX and Defining EBCX, RCX, CCX, MBCX and

understanding how it differs from Cx of New understanding how it differs from Cx of New Buildings Buildings

–– How big is this opportunity?How big is this opportunity?–– Who is doing it and why?Who is doing it and why?–– Understand EBCX costs and benefitsUnderstand EBCX costs and benefits


•• Commissioning is a process to ensure that Commissioning is a process to ensure that building systems perform interactively to meet building systems perform interactively to meet the ownerthe owner’’s current operational needs with the s current operational needs with the overall goal of improving system efficiency and/or overall goal of improving system efficiency and/or effectiveness.effectiveness.

•• EBCX benefits often include energy consumption EBCX benefits often include energy consumption and environmental emissions reductions, and environmental emissions reductions, improved indoor environmental quality, risk improved indoor environmental quality, risk mitigation and water conservation.mitigation and water conservation.

What is Existing Building Commissioning (EBCX)?


EBCx Process InputsEBCx Process Inputs

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– In a broad reference, EBCX can encompass retro-commissioning, re-commissioning, continuous commissioning1, monitoring based commissioning, and building “tune-ups”.

– EBCX implies low cost improvements related to operations and maintenance

11-- ““Continuous CommissioningContinuous Commissioning”” is trademarked by Texas A&Mis trademarked by Texas A&M

Types of Existing Building Commissioning Processes


– Retro-commissioning: The process of commissioning an existing building which has never been commissioned.

– Re-commissioning: The process of commissioning an existing building which has previously been commissioned.

Retro-Commissioning vs. Re-Commissioning


RCx of building systems or a subsystem intended to achieve the same results as RCx but with less analysis over a shorter period of time. Often focuses on two or three very specific measures.

Building/System “Tune-Up”


A process that ensures building systems remain optimized throughout the life of the building. Essentially a perpetual form of Re-CX, with an emphasis on benchmarking historical performance compared with current operation.2

11-- ““Continuous CommissioningContinuous Commissioning”” is trademarked by Texas A&Mis trademarked by Texas A&M22--Source: NEMI Retrocommissioning Existing Building Inventory, FeSource: NEMI Retrocommissioning Existing Building Inventory, February 2002, by FMI.bruary 2002, by FMI.

Continuous Commissioning (CCx) 11


Connecting remotely to a BAS and identifying Cx opportunities in an ongoing service for the owner.Typically includes automated data analysis, reporting, and alarming.

Monitoring Based Commissioning (MBCx)


Added Benefits ofAdded Benefits ofMonitoringMonitoring--Based Cx (LBLBased Cx (LBL--2009)2009)

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EBCX vs Energy AuditingEBCX vs Energy Auditing

EBCX focuses on O&M type opportunities, not EBCX focuses on O&M type opportunities, not capital projects like equipment replacementcapital projects like equipment replacementEBCX may involve corrective actions during EBCX may involve corrective actions during the investigationthe investigationEBCX pushes towards an onEBCX pushes towards an on--going going commissioning effort and engages the owners commissioning effort and engages the owners staff staff


Efficient OperationEfficient Operation = = EBCxEBCxMeasurement and Verification (trend logs and Measurement and Verification (trend logs and benchmarking) benchmarking) = = EBCxEBCxEducation/Training= Education/Training= EBCxEBCx

EBCx and Energy ManagementEBCx and Energy Management


EBCX and MaintenanceEBCX and MaintenancePreventative maintenance (pay now ) or Preventative maintenance (pay now ) or Corrective maintenance (pay more laterCorrective maintenance (pay more later……))EBCX is more than preventative maintenance as it EBCX is more than preventative maintenance as it involves a Cx process with efficiency involves a Cx process with efficiency improvements as an added goalimprovements as an added goalContinuous Cx and MBCx are analogous to Continuous Cx and MBCx are analogous to predictive maintenance as they use proactive predictive maintenance as they use proactive monitoring to discover improvements monitoring to discover improvements


EBCX as Asset ManagementEBCX as Asset Management

Most funding can come from operating budgets Most funding can come from operating budgets (versus capital)(versus capital)These activities reduce risksThese activities reduce risks–– SafetySafety–– IAQIAQ–– Equipment failuresEquipment failures–– Asset degradationAsset degradation–– Litigation, Documentation DefenseLitigation, Documentation Defense


Who Is Doing It?Who Is Doing It?

Owners seeking improved comfort and energy Owners seeking improved comfort and energy savings or to improve system operationsavings or to improve system operationGovernmentGovernmentUtilities/AdministratorsUtilities/Administrators–– NGRID, NYSERDA, New York City, Efficiency Vermont, NU NGRID, NYSERDA, New York City, Efficiency Vermont, NU

(CL&P, WMECO, NSTAR), CA, OR, MD, and others(CL&P, WMECO, NSTAR), CA, OR, MD, and others


Systems not operating efficiently/effectivelySystems not operating efficiently/effectively–– Too many changes by too many people Too many changes by too many people

without enough thought or documentationwithout enough thought or documentation–– Lack of operator trainingLack of operator training–– Lack of knowledge on the part of Lack of knowledge on the part of

management with regard to the value of management with regard to the value of RCxRCx

Building needs and OPR have changedBuilding needs and OPR have changed–– Retrofits, tenant changesRetrofits, tenant changes

Why RCx?


Why RCx?Why RCx?

–– Indoor Environmental Quality issuesIndoor Environmental Quality issues–– Occupant productivity disruptionsOccupant productivity disruptions–– Deferred maintenance programDeferred maintenance program–– LEEDLEED--EB O&MEB O&M–– Energy Efficiency Energy Efficiency –– Code Compliance (IEQ, Energy)Code Compliance (IEQ, Energy)–– NYC Local Law 87NYC Local Law 87


Why RCx?Why RCx?

Improve Improve comfortcomfort and/or reduce and/or reduce energy costsenergy costsLoss of tenant in commercial office space:Loss of tenant in commercial office space:-- Office Space at $35/SFOffice Space at $35/SF--year leaseyear lease-- Loss of 20,000SF tenant for 6 months Loss of 20,000SF tenant for 6 months -- $350,000$350,000-- Cost of FitCost of Fit--Out for New Tenant $15/SF Out for New Tenant $15/SF -- $300,000$300,000

Total Cost of losing one tenant for six months Total Cost of losing one tenant for six months $650,000$650,000


Study of Building Commissioning Study of Building Commissioning ResultsResults

A Golden Opportunity for Reducing Energy Costs andA Golden Opportunity for Reducing Energy Costs andGreenhouse Gas EmissionsGreenhouse Gas Emissions

Evan Mills, Ph.D.Evan Mills, Ph.D.Lawrence Berkeley National LaboratoryLawrence Berkeley National Laboratory

Berkeley, CA 94720 USABerkeley, CA 94720 USA

Report Prepared for:Report Prepared for:California Energy CommissionCalifornia Energy Commission

Public Interest Energy Research (PIER)Public Interest Energy Research (PIER)

July 21, 2009July 21, 2009


Reasons for Embarking on Reasons for Embarking on Commissioning ProjectsCommissioning Projects

Driving Factors Existing Building

�Ensure system performance: 48%�Obtain energy savings: 91%

Ensure or improve thermal comfort: 65%�Extended equipment life: 4%

Train and increase awareness of building operators: 33%Smoother process and turnover (new construction): NA

��Increase occupancy productivity: 23%��Ensure adequate indoor air quality: 57%

Comply with LEED or other sustainability rating system: 3%�Reduce liability: NA

Qualify for rebate, financing, or other services: 18%�Research/demonstration/pilot: 20%�Participation in utility program: 28%


Types of Improvement MeasuresTypes of Improvement Measures



Market Potential (LBLMarket Potential (LBL--2009)2009)

The fledgling existingThe fledgling existing--buildings commissioning industry has buildings commissioning industry has reached a size of about $200 million per year in the United reached a size of about $200 million per year in the United States. States. Based on a goal of commissioning each building every five Based on a goal of commissioning each building every five years, the potential size is about $4 billion per year, or 20years, the potential size is about $4 billion per year, or 20--times the current number. times the current number. To achieve the goal of keeping the U.S. building stock To achieve the goal of keeping the U.S. building stock commissioned would require an increase in the workforce commissioned would require an increase in the workforce from about 1,500 to 25,000 fullfrom about 1,500 to 25,000 full--timetime--equivalent workers, a equivalent workers, a realistic number when viewed in the context of the existing realistic number when viewed in the context of the existing workforce of related trades. workforce of related trades.


Study of EBCx Costs vs. BenefitsStudy of EBCx Costs vs. Benefits

Texas A&M studied 100 buildings over ten Texas A&M studied 100 buildings over ten yearsyearsAverage of twenty percent savingsAverage of twenty percent savingsLittle to no capital investment for most Little to no capital investment for most measuresmeasuresMost measures less than two year simple Most measures less than two year simple paybackpayback


Selecting Retro/ReSelecting Retro/Re--commissioning Building commissioning Building CandidatesCandidates

Management support and commitmentManagement support and commitmentA motivated and available building staffA motivated and available building staffAn unjustified, highAn unjustified, high--energyenergy--use indexuse indexA functioning Building Automation System (BAS)A functioning Building Automation System (BAS)No major system problemsNo major system problemsEasily accessible and upEasily accessible and up--toto--date building date building documentationdocumentationNewer equipment (12 years old or less)Newer equipment (12 years old or less)Cooperative tenants or occupantsCooperative tenants or occupants


EBCX CostsEBCX Costs

Costs are quite variable depending on many factorsCosts are quite variable depending on many factorsTwo of the most important variables are scope and Two of the most important variables are scope and existing conditionsexisting conditionsScope can vary in terms of purpose of project to Scope can vary in terms of purpose of project to number of systems involved to project boundaries number of systems involved to project boundaries such as phasing and payback criteriasuch as phasing and payback criteriaExisting conditions can vary depending on occupancy Existing conditions can vary depending on occupancy type, equipment type and condition, accessibility, type, equipment type and condition, accessibility, accuracy of documentation, and size. accuracy of documentation, and size.


EBCX Costs/BenefitsEBCX Costs/BenefitsCosts– Depends on scope of EBCX, size and complexity of

building. – $0.25 – $1.50/SF including study and implementation of

low-cost measures, $1.50/SF to $3.00/SF for projects including hardware

Non-Energy Benefits– Less productivity loss due to emergencies– Water conservation– Productivity lost to complaint time $0.18/ft2/yr(1)– Lower environmental impact– Retention of tenants


MakeMake--up of RCx Cost?up of RCx Cost?©©NEMI: RetroNEMI: Retro--commissioning Existing Building Inventorycommissioning Existing Building Inventory

RCx Direct CostsRCx Direct Costs


Industry Experience to DateIndustry Experience to Date

Lawrence Berkley National Laboratory 2004 study of 106 Lawrence Berkley National Laboratory 2004 study of 106 buildingsbuildings-- 22.2 million sf22.2 million sf-- 15 states15 states-- Median existing building size 151,000 sfMedian existing building size 151,000 sf-- Median age 25 years oldMedian age 25 years old

Median number of deficiencies 11 per projectMedian number of deficiencies 11 per projectMedian cost per project $34,000: $0.27/sfMedian cost per project $34,000: $0.27/sfMedian savings per project $45,000/year ($0.0786/kwh and $8 Median savings per project $45,000/year ($0.0786/kwh and $8 million BTUs fuel)million BTUs fuel)15% of total building energy cost15% of total building energy costSimple payback energy alone 1.0 yearsSimple payback energy alone 1.0 yearsSimple payback including some nonSimple payback including some non--energy benefits 0.7 yearsenergy benefits 0.7 years


Attributes of the EBCX AgentAttributes of the EBCX Agent

Experienced!!Experienced!!SystemsSystems--ThinkerThinkerDetailDetail--OrientedOrientedPracticalPracticalHandsHands--OnOnCapable of Energy EngineeringCapable of Energy Engineering


RCx Project #1 SummaryRCx Project #1 SummaryA 97,500 square foot office building located in A 97,500 square foot office building located in

Massachusetts.Massachusetts.Operational problems identified:Operational problems identified:

Erratic control of the condenser water system pumps and Erratic control of the condenser water system pumps and cooling tower fans.cooling tower fans.Excessive quantity of outside airExcessive quantity of outside airHVAC control sensors which should be relocated.HVAC control sensors which should be relocated.Sensors that need to be calibrated or replaced.Sensors that need to be calibrated or replaced.Unnecessary simultaneous heating & cooling due to Unnecessary simultaneous heating & cooling due to adjustable space temp sensor w/ a wide range of control adjustable space temp sensor w/ a wide range of control and no dead band.and no dead band.


RCx Project #1 Summary contRCx Project #1 Summary cont……

VAV box air volume flow measurement stations that VAV box air volume flow measurement stations that need to be recalibrated.need to be recalibrated.System air rebalancing (spaces with too much air System air rebalancing (spaces with too much air volume or not enough). Variable flow condenser volume or not enough). Variable flow condenser water.water.Supply Air and Condenser water temperature reset.Supply Air and Condenser water temperature reset.Automatic control of the electric baseboard which is Automatic control of the electric baseboard which is fighting w/ the cooling system.fighting w/ the cooling system.Rebalance to reduce exhaust airflowsRebalance to reduce exhaust airflowsShut off of exhaust fans during unoccupied periodsShut off of exhaust fans during unoccupied periods



There is a lack of use of sophisticated control There is a lack of use of sophisticated control algorithms such as demand based ventilation algorithms such as demand based ventilation control, optimum start stop, discharge air control, optimum start stop, discharge air temperature and static pressure reset.temperature and static pressure reset.The resulting project economics are 608,109 kWh The resulting project economics are 608,109 kWh savings/ year, 2596 therms, $88,613 saved/ year, savings/ year, 2596 therms, $88,613 saved/ year, $120,000 utility incentive, $305,315 project costs $120,000 utility incentive, $305,315 project costs (~$3/SF), 2.09 year simple payback(~$3/SF), 2.09 year simple payback


RCx Project #2 SummaryRCx Project #2 Summary

Four story 70,000 square foot office building, with large Four story 70,000 square foot office building, with large kitchen/cafeteria/conference room spaces located in kitchen/cafeteria/conference room spaces located in Massachusetts.Massachusetts.

Retrocommissioning OpportunitiesRetrocommissioning OpportunitiesOccupied run hours that are inconsistent and sometimes Occupied run hours that are inconsistent and sometimes inaccurate.inaccurate.Economizer controls which are not working properly.Economizer controls which are not working properly.Excessive quantities of outside air.Excessive quantities of outside air.Space temp set points for occupied & unoccupied periods Space temp set points for occupied & unoccupied periods that are not consistent.that are not consistent.Equipment runtime schedules which are continuous which Equipment runtime schedules which are continuous which do not need to be.do not need to be.



Sensors that need to be calibrated or replaced.Sensors that need to be calibrated or replaced.Unnecessary simultaneous heating and cooling. Heating & Unnecessary simultaneous heating and cooling. Heating & cooling control valves & dampers that appear to be cooling control valves & dampers that appear to be leaking by when closed & whose control signals are in leaking by when closed & whose control signals are in need of loop tuning.need of loop tuning.Air volume flow measurement stations that need to be Air volume flow measurement stations that need to be recalibrated.recalibrated.Flexible ductwork tears in ceiling plenum.Flexible ductwork tears in ceiling plenum.System air rebalancing (spaces with too much air volume System air rebalancing (spaces with too much air volume or not enough).or not enough).



There is a lack of use of sophisticated control algorithms such There is a lack of use of sophisticated control algorithms such & & enthalpyenthalpy--based economizer, demand based ventilation control based economizer, demand based ventilation control optimum start stop, unoccupied setback & static pressure reset.optimum start stop, unoccupied setback & static pressure reset.An exhaust fan running continuously at full volume when it is An exhaust fan running continuously at full volume when it is supposed to be shutting off when the supply fan shuts off & is supposed to be shutting off when the supply fan shuts off & is supposed to be tracking the outside air, creating a negative supposed to be tracking the outside air, creating a negative pressure in the building.pressure in the building.The resulting project economics were:The resulting project economics were:–– 435,182 kWh/yr saved, 59,865 therms/yr saved, $117,491 435,182 kWh/yr saved, 59,865 therms/yr saved, $117,491

project cost (~$1.40/SF), $58,756 utility incentive, 0.4 year project cost (~$1.40/SF), $58,756 utility incentive, 0.4 year simple payback.simple payback.

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FUNDAMENTALS OF EXISTING BUILDING RETRO-COMMISSIONING … PPT 1 What is Existing... · FUNDAMENTALS OF EXISTING BUILDING RETRO-COMMISSIONING ... (new construction): NA ... Based on