What Constitutes a Quality Commissioning Job?. Agenda Preconstruction Services –Brian Toevs, PE Construction Services –Rusty Ross, PE, LEED TM, CxA Client

What Constitutes a

Quality Commissioning Job?

Agenda

• Preconstruction Services– Brian Toevs, PE

• Construction Services– Rusty Ross, PE, LEEDTM, CxA

• Client Relationship– Mark Leafstedt, PE CCP CxA

Commissioning Process

Project Timeline

PLANNING DESIGN CONSTRUCTION ACCEPTANCE OPERATIONS

Design Intent/ Owners Project Requirements

Functional Testing

CxReport

O & M Document Review

Construction Checklists

Submittal Review

Basis of DesignReview

SpecReview

Design DocumentReview

TrainingReview

SeasonalTesting

WarrantyReview

Pre-Functional Testing

Start-up

Owner’s Requirements

•Owners need help defining their needs We can help

•Get in early - During Predesign•Attend meetings during Schematic Phase•Attend more than one meeting•Be an active member of the team•Write the OPR for the owner


• Help the Architect write the OPR

• Initiate 1st draft of the Basis of Design Then turn it over to the designers

• Be Proactive, Invite your self to the party

OR

• Better yet - have your own party


Have a “Core Values” party

• Participants should Include:– Owner– User Group Members and Leaders– Maintenance staff– Architect / Engineer– Contractors / CM

• Plan for ½ to full day, for the exercise


• Participants are educated• We get "buy in"• Educational process accelerated• Decisions verified• Adversity diminished• Nuances of organization learned• Design process expedited

Remember: The OPR is a non technical document, that describes what needs to happen for the Owner to call this project a success.


Small groups to work out concepts

• Get input up front• Un-Ravel the Owners

Requirements• Eliminate Preconceived Ideas

Have Break-out Sessions

• Ask questions• Unpack issues • Work through ideas• Discard bad ideas

Create Concepts for discussion


• Present Ideas to group• Not Complete Designs• Better Direction for team• Owner Requirements better DefinedTwo Solutions

Existing Conditions

Design Review

• Minimum-Review Systems Commissioned

• Best Practice Review Should Include:– Mechanical– Electrical – Architectural– Specifications– Coordination among trades

Design Review

• To do a good HVAC review you have to look at the Architecture

• Many HVAC problems are Architectural Problems

• High performance buildings are failing:– Designing smaller HVAC systems– Normal Architectural Detailing

No details on this project address acoustical corrugated decking

While this detail does not show it, there is

batts insulation required under the decking

Acoustical decking allows air to pass into building on both sides of the corrugations

Batts insulation won’t seal the ends, only filter the air

Roof Insulation

Corrugated Acoustical Roof Decking

Batts Insulation

Concrete Block Wall Air Pathways

Thermal Envelop ?

If the Architectural details are unclear the contractor has free

reign to do as much or as little as they want

Cx Specifications

• We’re not the designers but we can help

• Cx spec writing is more than writing Cx specs– Review Division 1 specs– Review Mechanical specs – Review Electrical specs– Review / Write / Edit Cx Specs

Cx Specifications

• Request electronic specifications in electronic format, i.e. MS Word, Word Perfect

• Edit specs with “Track Changes”

• Return electronic specs to designer, for review and approval– Engineer or Architect-of-record owns the

specs, we are only making suggestions

Cx Specifications

• Review Division 1 specs:– Review submittal requirements

• Add submittal requirements for Commissioning• Review O&M Requirements, modify submittal date to be just

after submittal approval

– Review payment application requirements• Tie payment application to completion of checklist tracking

form

– Review substantial completion requirements• Tie Cx completion to substantial completion

– Write Division 1 Cx Requirements Spec

Cx Specifications

• Review Mechanical Specs:– Edit general requirements to reference Cx– Edit Controls specs

• Review quality assurance requirements to be more Cx friendly

• Tighten-up contractor qualifications – List specific individuals assigned to project– Temporary programming / global commands– Trending requirements / memory availability– instrument calibrations

Cx Specifications

• Review Mechanical Specs:– Edit TAB Specs

• Review quality assurance requirements to be more Cx friendly

• Tighten-up contractor qualifications– List specific individuals assigned to project

– Write the Mechanical Cx requirements spec– Develop SVC sheets and checklist tracking

form– Write the Mechanical testing requirements

Bidding

• Cx Plan needs to be specific enough to provide guidance but open enough for updating

• Cx Plan should mirror the spec requirements

• Keep it short, 15 to 20 pages plus diagrams

• Define flow of Cx Process, documentation, et cetera. Use Flow diagrams

Bidding

To: System Readiness

Cx Coordination Meeting

Update Cx Plan

Review Contractor Schedule

CxA to Receive

Approved

Shop Drawing Submittals

EOMM and SOMM Submittal

Architect Will Review and Approve

EOMM and SOMM provided to CxA

Review Construction Checklist and Update as Required

Architect and Owner Will Review and Approve

Develop Functional Test Procedures

Startup

Witnesses Construction Checklist Completion

Equipment Training Plan Submittal

Completed Checklists Submitted

Equipment Training Sessions

CxA Will Review and Approve

To: Acceptance

System Readiness

Commissioning Process Flow Chart – Construction Phase

Bidding

Acceptance

Systems Training Sessions

Pass

FT’s Performed Reports Written

Functional Completion

Deficiency Resolution

No

Yes

To: Warranty & Deferred Testing

Warranty Period and Operations Review

Deficiency Resolution

Deferred FT’s Pass

Final Cx Report

No

Yes

Warranty and Deferred Testing

Commissioning Process Flow Chart – Construction Phase

Construction Services

• Construction Phase– Document Installation– Prepare for acceptance phase

• Acceptance Phase– Functional testing– Owner training– Final report/systems manual

• Post Occupancy and Warranty– Opposed season functional testing– Warranty review


• Construction Phase– KO meeting for all team members – Review shops

• Update Cx plan, PFCs and FPTs

– Integrate Cx into construction schedule– Plan for owner preparation

• Training – Develop execution plan and schedule

• Record Documents – Review as project progresses

• O&Ms/Systems manual – Available early

– Document installation – execute PFCs

Commissioning Plan

Prefunctional Checklists (PFCs)Chilled Water Piping yes/no

Humidifier Piping

There is adequate room to pull the chilled water coil per M3.3A

Piping arrangement per the detail: CHS hdr - iso valve, pete's plug, thermometer; coil branch - flange, offset connection for coil pull, B&G circ setter, pete's plug, gauge cock, coil, pete's plug, gauge cock, flange, offset; return hdr - pete's plug, con

Piping system properly pressure tested for 6 hours at 125PSI per 15050-3.09

Piping system cleaned and properly flushed 15050-3.08

Piping system properly pressure tested for 6 hours at 125PSI per 15050-3.09

Steam piping 2" per sched on M1.1A

Chilled water coil manual air vents installed per coil per the detail on M5.1A

Chilled water coil drains installed per coil per the detail on M5.1A

Thermometers installed 9" 15515-2.02-K

CHS & R piping at the coil is 4 inch per the schedule on sheet M1.1A.

Piping: Iso valve, strainer, union, control valve, union, humidifier, condensate w/ dirtleg(w/ blow down valve). A cold condensate shut off sensor attached between the control valve & humidifier before the unit and downstream of the humidifier on the cond

Chilled water coil clean

Steam piping properly connected per the detail on M5.3A

Piping system blown down w/ 5PSI steam and condensate wasted for 8 hours per 15050-3.08

Chilled water piping installed per the detail on M5.1A

Master Deficiency List

Date

Item

#

EQUIP #

/Spec

Section

DATE

REVIEWEDFIV/ FPT/O&M DEFICIENCY RESP. ACTION TAKEN

DATE Cx

VERIFIED

1 Panel HCR2 8/9/2004 FIVThe electrical working clearance for Panel HCR2 is not per NEC 110. Panel LCR2 blocks the right portion of the panel width within the 42" reqmt.

CEC

2 Panel LCR2 8/9/2004 FIV

The electrical working clearance for Panel LCR2 is not per NEC 110. The conduits at the floor in front of the panel, penetrate the floor in front of the plane of the panel can.

CEC

3 Panel HN3 8/9/2004 FIV

The electrical working clearance for Panel HN3 may not be per NEC 110. The transformer and flexible conduits @ the floor must be 42" from the panel (exposed live parts).

CEC

4 Panel LCR5 8/9/2004 FIVThe electrical working clearance for Panel LCR5 is not per NEC 110. The adjacent panel can blocks the right portion of the panel width within the 36" reqmt.

CEC

5 AHU 1 8/9/2004 FIVThe chilled water coil pull is blocked by the header at the coil.

B&KFlanged connections have been provided in the piping above the coil for piping removal for coil pull.

JAH9/20/04

6 RF 5A 8/9/2004 FIVThe relief duct is tapped into the back of the 90 degree silencer.

B&KPCA

Relief duct tap into 90o silencer approved and designed by M&I Systems.

JAH9/20/04

7 RF 5A and B 8/9/2004 FIV

The FSDs at the floor entering the return (see sheet M406) are not accessible without dismantling a section of the fabricated return plenum. An access door is not shown to be installed.

B&KPCA

Removable access panels have been provided in the return plenum for access to FSDs.

JAH9/20/04

Master Deficiency List

February 3, 2005(latest deficiencies in bold text)

Document Installation

Box access


Incorrect coil piping


Valve access


Lack of welding on grease duct


• Acceptance Phase– Start-up– Functional testing

• Verify controls

• Simple to complex

• Single to integrated

• Coordinate w/ subs – controls, T&B

– Owner training• Execute and monitor

• Systems training

– Final report/systems manual

Monitor Start-up

Construction filters not in place

The Field Team

Functional Performance Tests (FPTs)

Mode Test Procedure Expected Response Pass Y/N/NoteCommand the Chiller on by the EMS WCM-4 to lead 1. CHW pump started by EMS Note 3

2. CW isolation valve opens; CW pump starts (interlocked w/ CHP)3. Cooling tower isolation valve opens and CT is enabled

4. Chiller enabled by EMS

5. Chiller starts when water flows are proven

6. Chiller controls on internal chiller LCHW stpt

7. Valve in CWR modulates to control chiller condenser pressure

Staging sequence WCM 1 >WCM 2 >WCM 3 >WCM 4

Tons = .0417*GPM*(CHWRT-CHWRST)

1. SCHW flow from EMS __________ GPM Load _______ tons Note 4&72. When lead chiller is at 90% full load amps, lag chiller#1 begins start sequence after 15 minutes. YES

Staging sequence WCM 1 >WCM 2 >WCM 3 >WCM 4

Tons = .0417*GPM*(CHWRT-CHWRST)

1. SCHW flow from EMS __________ GPM Load _______ tons Note 4&72. When the average amperage of all operating chillers is above 90% full load amps, lag chiller#2 begins start sequence after 15 minutes.

YES

Open preheat valves to increase the load above the capacity of two chillers

Open preheat valves to increase the load above the capacity of one chiller

Functional Performance Tests


• Post Occupancy and Warranty– Opposed season functional testing

• Peak summer

• Peak winter

– Warranty review• Review building performance w/ owner & O&M staff

• Note any deficiencies

• Plan of action

Client Relationships


• WHO ARE THE CLIENTS?– Owner? General Contractor? A/E

Consultants?..............Yes– Does the client always hold the Cx contract?

• WHAT KIND OF CLIENTS?– Participative or Non-Involved?– Demanding or Relaxed?– Sophisticated or Not?– Clear on Cx Expectations or Not?

• HOW DO YOU HANDLE DIFFERENCES?


• IMPORTANCE OF COMMUNICATION– Enlistment of an advocate– Prevent surprises– Build a cooperative environment– Reduce misunderstandings– Speed resolution– Must be clear, concise, factual, non-blaming– Professional use of all forms:

• Verbal or written• Cx documents


• WHY DO WE DOCUMENT?– Communication– Set Expectations– Record and track events and results– Legacy

• WHAT MAKES OUR DOCUMENTATION DIFFERENT?– Independent Perspective– Detail– Resolution oriented rather than blame oriented


• WHAT DEFICIENCIES DO YOU BRING TO THE CLIENT?– All? Cost impact ones? Design ones? Construction

ones? Long Term ones?– Are all logged issues actually deficiencies?

• HOW DO WE GET RESOLUTION?– Participate or pull away?– Resolve during or after discovery?– Get Client involved?– Can we reduce the number or deficiencies or time it

takes to resolve them?


• SUMMARY– Communicate– Be Professional– Listen– Communicate– Document– Participate– Communicate