NEHES FALL 2013 CONFERENCE RDK Owne… · NEHES FALL 2013 CONFERENCE ... •NETA Certified Testing ... Primary and Secondary Injection Testing of Breakers Megger Testing of Switchboards

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NEHES FALL 2013 CONFERENCENEHES FALL 2013 CONFERENCE

WHAT YOU SHOULD KNOW ABOUT OWNER‐BASED HEALTH CARE FACILITY COMMISSIONING

SEPTEMBER 30, 2013

SPEAKERSSPEAKERS

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Who We Are:

Deborah Kay DeMaso, CPMP, Senior Project ManagerSenior Associate – Co‐Director Building Solutions – RDK Engineers

Michael P. Feyler, Senior Electrical Cx EngineerSenior Associate – Co Director Building Solutions – RDK Engineers

RDK Building Solutions Group, the Commissioning Group within RDKEngineers, has over 12 years of health care commissioning experience inclusive of Mission Critical Projects supporting hospitals and data centers across the country

The Rubik's Cube“Why try to plan when even simple things are complicated?”

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AGENDAAGENDA

Why Commission, Re‐Commission, Retro‐Commission or continuously commission your facility?

It starts with YOU and the RFPHow to Solicit the Right Commissioning Team for your Facility?

Understanding the ProcessWhen it Should Start – What it Should Encompass – When it Ends

Is there a Standard for Commissioning? How to Create the Standard by Purchasing Commissioning for your Facility

Sustainable Practices ASHE, LEED, ASHRAE, BCA

What Systems are Recommended to be Included?

Why is it Important for the Owner to be at the Table?

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The ASHE Health Facility Commissioning Guidelines (HFCx Guidelines) defines

“Commissioning” as a process intended to assure that all building systems in a

facility, including sustainable building technologies, are installed and perform in

accordance with the design intent, that the design intent is consistent with the

OPR and that operations and maintenance staff are adequately prepared to

operate and maintain the completed facility.

COMMISSIONING DEFINEDCOMMISSIONING DEFINED


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National Conference on Building Commissioning Definition:

Commissioning is the systematic process of assuring by verification and

documentation, from design phase to a minimum of one year after construction,

that all building facility systems (heating, cooling, ventilation, lighting, building

envelope* etc.) perform interactively in accordance with the design intent and

documentation, and in accordance with the owner’s operational needs,

including training of operation personnel.

• Since 2010, Cx of Building Envelope has been added to 100% Public Cx Projects and 50% Private Sector Cx Projects

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What Commissioning Is Not!

Manufacturer’s Start‐Up or contractor start‐up

Peer design review

Cure‐All for the project

Construction Administration


WHY COMMISSION YOUR FACILITY?WHY COMMISSION YOUR FACILITY?

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Investment for good building performance

Verification of design intent (system selection and design review discussion with design team and owner during design phase)

Early detection of potential problems ‐ fewer change orders

Promotes healthy working environment = Employee/Occupant Comfort

Because contract documents do not alone guarantee good building performance

Good project closeout docs (Operational As‐Builts)

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Ensures the owner gets the building they want (and paid for!)

Better communication between project team members

Verification of life safety systems

Reduced O&M Costs

Equipment installed & operating properly at startup reduces bothoperating and equipment replacement costs

Sound O&M practices established from Day 1 Operators fully‐trained Option to have Asset Management as part of the project

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Other Key Drivers To Commissioning

Owner dissatisfaction with finished facilities that were not working properly

Growing complexity of design and application of systems today

Energy Code Requirements

LEED and Certification requirements

A need for a true owner‐advocate to meet the goals of the owner (another set of eyes)

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RERE‐‐COMMISSIONINGCOMMISSIONING

Existing building never commissioned and not operating correctly

Provides an evaluation of existing facility and functional parameters

Recommendations are made to restore or improve good operation, as well as reduce energy costs

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RETRORETRO‐‐COMMISSIONINGCOMMISSIONING

Building was commissioned 3 to 5+ years prior and needs a tune‐up / revisit of as‐built documentation

Energy Performance Rebate Programs – Utilities equal 20% of total building operating cost

Enhancement of operational documentation for added / renovated space since facility was built

Assessment of service life of systems, maintenance programs, control upgrades etc.

Useful to provide information for a Capital Project Program and Budget for future expenditures

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An Electronic Tool/Software that interfaces with ATC System and

Equipment

Monitoring (real‐time), Trending, Data Logging of a specific area, system and equipment conditions, operations, status, sensors, setpoints, resets, controls, energy and water usage to identify issues and opportunities for optimization

Assists facility personnel to identify problems and dispatch maintenance work orders

CONTINUOUS COMMISSIONINGCONTINUOUS COMMISSIONING

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Lack of Budget & Perceived High Costs

Lack of Awareness of what Commissioning Is

Perception that Commissioning is Manufacturer Start‐Up

Owners think they have already purchased commissioning and are covered within the construction costs

Owners believe that Construction Administration IS commissioning

COMMISSIONING COMMISSIONING –– WHY OWNERS DONWHY OWNERS DON’’TT

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COSTS OF COMMISSIONINGCOSTS OF COMMISSIONINGCOSTS OF COMMISSIONING

Varies greatly depending on factors such as:

Project Size

Building Type/Usage

Scope Chosen (100% versus 30%)

Equipment Type, Complexity & Amount

LEED ‐ Fundamental Versus Enhanced

Duration of Construction

Meeting Requirements

An Initial Budget Setting “Rule of Thumb”2 ‐ 3% of Mechanical Construction Cost + 1 ‐ 2% of Electrical Construction Costs

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IT STARTS WITH YOU AND THE RFPIT STARTS WITH IT STARTS WITH YOUYOU AND THE RFPAND THE RFP

When to purchase commissioning – set a budget – talk with other hospitals

Develop the RFP to meet YOUR project goals

Develop Internal owner project requirements (OPR)

Develop an apples‐to‐apples ‐ clearly defined RFP

Project description & owner’s requirements

Experience desired of the Cx Agent At least 5 years technical experience with similar projects, experience with design reviews etc. – PE Part of the Team

Knows Building Operation

Require Applicable References

Talk to other Healthcare Facilities

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IT STARTS WITH YOU AND THE RFPIT STARTS WITH IT STARTS WITH YOUYOU AND THE RFPAND THE RFP

Recommend listing systems and percentages for inclusion (30% of terminal units versus 100%)

Systems to be commissioned – Do not forget the electrical systems that go beyond energy users

Involve your facility team in this effort – good facility protocols

Call out meeting expectations (#, when etc.) $$$

Be specific ‐ needs vs. wants

Include Cx of building envelope and TAB under Cx agent umbrella

Do you need Asset Management/Bar Coding?

What are your End of Project Deliverable Requirements? BIM?

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UNDERSTAND THE PROCESSUNDERSTAND THE PROCESSUNDERSTAND THE PROCESS

Currently no standards within the Industry

When it should start – when does it end?

LEED often provides structure, but not always

With Cx there ARE project deliverables

Champion the process ‐ it is YOUR project

Buy on best value, not best price

Interview Cx firms on their process, not just their experience

Do not underestimate team chemistry

Understand that 50% of the Cx agent’s effort is up front and behind the scenes

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SCHEMATIC / DESIGN PHASE ACTIVITIES

PRE CONSTRUCTION & CONSTRUCTION PHASE ACTIVITIES

TESTING & TRAINING PHASE ACTIVITIES

WARRANTY PERIOD ACTIVITIES

THE COMMISSIONING PROCESSTHE COMMISSIONING PROCESSTHE COMMISSIONING PROCESS

Owner Creates OPR

Design Team Creates BOD

Cx Agent enters Project before 50% CD

CxA Reviews OPR & BOD Design Docs & Meetings

Cx Requirements into Specs

• Controls Meeting• Facility Meeting• Design Comments

• Building Systems• Design Conditions

• Interviews• Negotiate Fee• Scope Meeting

Construction Cx Plan

Kick‐Off Meeting

CxA Review of Submittals

• Controls MtgATC Contractor

• TAB Mtg •Master Schedule• Cx Mtgs

CxA Verifies Installation

Draft Testing Documents

• Pre‐Functional

• Functional Tests

Observe Start‐Ups

O&M & Training Review

Field Reports with CA & PI Logs


Share FPT Docs with Design Team

Finalize FPT Docs , Integrated Test Scripts ‐ send to

Trades

Contractor “Dry‐Run” of Testing


FPT Observation

Progress Meetings with Owner

Systems Manual & Training

Summary Cx Report

Deferred Testing

9‐Month Mtg for Building

Performance

Final Report

• Lessons Learned• Cx Documentation for Project • Recommendations on Open Items• Re‐Commissioning Documentation• Operational Plan & Future Use

• Trending prior • System Education• Facility Staff Tours

• Owner Creates RFP• Establish Scope • Establish Budget• JACHO – DPH• UMP

• Cx Plan & Templates• Team Scope • Team Responsibilities• Closeout Deliverables

• Per Design• Piping• Duct

• TAB Verify• Point to Point

• Trending

• Work Order Book• Data Collection• O&M to Owner• Warranty Database

• Energy 1 Year

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IS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONE

Create a strong owner project requirements document

Interview your facility team on wants vs. needs

Make sure your protocols/procedures are part of construction documents for final deliverables

System Flow Diagrams per system versus checklist

Is data retrieval/collection a need? – costs associated

Electronic vs. paper final deliverables

As‐built checklist during construction documents

Warranty meeting should not be just about what went right/wrong

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Define your own Standard for Future Operation

IS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONEIS THERE A STANDARD? HOW TO CREATE ONE

ddle School Status:m FPT Mode:

Description/Tag Reaction Status Result Status Result Status Result Status Result Status ResultBAS MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/Fail

OCCUPIED MODE Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailUNOCCUPIED MODESA SMOKE DETECTION ALARMALARM AT FACPLOW LIMIT TEMP ALARMECONOMIZER ENABLED Pass/Fail Pass/FailMORNING WARMUP MODESF FAILURE ALARMEF FAILURE ALARMCO DETECTION ALARMTEMP. OCC. OVERRIDEFIRE SUPPRESSION ALARM

Outside Air Temperature Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailOAT READING BELOW 38°F

Outside Air Humidity Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailOAH

Space Temp Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailSTS1 READING BELOW SETPOINT Pass/Fail

READING ABOVE SETPOINT Pass/Fail Pass/FailOVERRIDE DEPRESSED

Space Temp Sensor MONITORING Pass/Fail Pass/Fail Pass/Fail Pass/Fail Pass/FailSTS2 READING BELOW SETPOINT Pass/Fail

READING ABOVE SETPOINT Pass/Fail Pass/Fail

ON ON

2 - Occupied Heating

3 - Occupied Cooling

ON

4 - Occupied Economizer

Cooling

5 - ILF-1 Auto Override

ON

1 - Occupied

ON

Generic Checklist Testing Versus System Flow Diagram

LEED VS. NONLEED VS. NON‐‐LEEDLEED

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Most Cx is factored on sustainable best practices

LEED EAp1 & LEED EAc3 – What are your Budget & needs? If EAp1 Only – Design Engineer & Owner can Cx up to 50K SF of space If EAc3 – Must be 3rd Party – Independent of Design – High Value for

End of Project Deliverables and Extra Points Toward Certification

Cx is guaranteed if LEED – Energy Systems Required

Cx is required to start in design phase if LEED but should start earlier

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Systems Usually Carried

Energy related systems i.e., AHUs, RTUs, Chillers, Terminal Units ‐ Request price breakouts for 100% of Terminal/Support units for critical areas and 30% on non‐critical areas

Plumbing systems

Lighting control systems, occupancy sensors

WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?

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Additional Systems Recommended

Building Envelope

Mission Critical – UPSs, PDUs, power monitoring

Life Safety – Generators, Fire Alarm, Smoke Barriers, Stair Pressurization, Fire Command Center

Special Applications (Airborne Infection Isolation), Data Centers, Pharmacy, Imaging, Nursing Centers

Medical Gas Systems


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Additional Systems Recommended

Information Technology

Refrigeration (food services refrigerators, blood banks)

Vertical Transport – elevators, dumbwaiters

Materials & Pharmaceutical handling (pneumatic tube)

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LEED

Lighting Control

•OC Sensors

•Daylight Harvesting

•Lighting Control Panel / Low Voltage

Switching

•Exterior Building Lighting Control

•Metering and Verification

Expanded Electrical Systems

Non‐LEED

Emergency Distribution System

•Generator(s)

•Paralleling Switchgear

•Transfer Switch(s)

•Witness Generator Load Bank Testing

•Uninterruptable Power Supplies

Double Conversion Flywheel UPS Load Banking (Witness, Load Bank Testing,

Testing of Paralleling, Static Switch Operation & Battery Drawdown)

•Pull the Plug (Simulated Power Failure) Verification of

Egress Lighting, Mechanical Equipment on Emergency and

Standby Power.

•Critical Load Monitoring

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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?Expanded Electrical Systems

Normal & Emergency Distribution Installation Observations•Distribution Switchgear (MV & LV)•Distribution Switchboards•Motor Control Centers•Distribution & Lighting Panelboards •Low Voltage Transformer•NETA Certified Testing (Witnessing of Testing)

Meggar Testing of Cables Primary and Secondary Injection Testing

of Breakers Megger Testing of Switchboards Infrared scanning of terminations

•Coordination Study (Setting Verification)•Power Monitoring System (Verification of Transmission of Data to BMS or SCADA System)•EPO's (Emergency Power Off) System •Electrical Installations, Verify Grounding, Correct Polarization and Physical Integrity of Receptacles – (Healthcare)•Connections to Equipment

Grounding, Bonding & Lightning Protection•Witness NETA Certified Testing (Witnessing of Testing)• Grounding & Bonding ‐ (Witness 3 Point Ground Testing)• White Space Grounding – (Witness 2 Point Ground

Testing)•Lightning Protection

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WHAT SYSTEMS ARE RECOMMENDED?WHAT SYSTEMS ARE RECOMMENDED?Expanded Electrical SystemsPhotovoltaic System•Installation Observations•Grounding & Bonding•PV Panel / Array•Combiners boxes & Inverters•Batteries and charge controller•Disconnect switches (AC & DC)•Data Acquisition systems

Fire Alarm •Initiating, Notification, Monitoring and Control Devices•Witness timing and testing of Fire Protection Devices•Wet Sprinkler System and Monitoring Points•Dry Sprinkler System and Monitoring Points•Pre‐Action System•VESDA Air Sampling •Ansul•Elevator Recall •Duct Smoke Detection •Shutdown of Air Handlers•Closure of Smoke Dampers via Actuators •Interconnection to Security and Building Management system

Area of Refuge•Two way communication system

Security •Intrusion System•CCTV•Access Control

Nurse call

Public Address System

Master Clock System

Tel Data system

WHY ELECTRICAL SYSTEMS ARE IMPORTANTWHY ELECTRICAL SYSTEMS ARE IMPORTANT

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Integrated Systems Test (IST)

Confirm the total electrical system capability to provide power to the building critical loads under normal and failure conditions

Procedures intended to demonstrate system's capability to be automatically or manually re‐configured to continue providing power to critical loads under normal and failure conditions

In addition, the integrity of any safety interlocks is proven during testing. Testing is performed by first operating the system in a normal manner (non‐failure mode)


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Integrated Systems Test (IST)

After demonstrating normal operation, various failures within the design parameters are introduced throughout the system on the electrical components and controls that will demonstrate automatic and manual operation and verify the safety interlocks of the system

At all times throughout the testing the system is electrically and physically monitored and its parameters are recorded on separate instruments and devices from the system's alarm and monitoring systems to verify the operation of these systems

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Smoke Detector is installed within 3” of Supply Duct

Breaker not set per coordination study

Common Installation Observations, Corrective Action Items

Failure to loosen vibration bolt of a transformer


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IMPORTANT FOR OWNER TO CHAMPIONIMPORTANT FOR OWNER TO CHAMPION

Start early with Owner Project Requirements

Build your “inside team” before involving “outside team”

Know your “needs” and discuss your “wants”

Make sure your protocols are in the Project Contract Documents

Involve yourself with each step during ALL Phases by attending

meetings, involving facility staff in construction etc.

Assist in Implementation of operating plan

Stay in Touch with the Cx Agent for 5 Year Retro‐Cx

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It is vital that Owner “sits at the table” with the Cx Firm

Contractors less adversarial on process when owner is involved

Owner or their facility personnel should be involved

Assists with the understanding of their final deliverable requirements

Understand what you have purchased and assist with changes required

during the project schedule to fine‐tune the quality deliverables

Ensure there is a Scope Meeting after the project is awarded

IMPORTANT FOR OWNER TO CHAMPIONIMPORTANT FOR OWNER TO CHAMPION

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Q & AQ & A