11/24/2020

November 18, 2020

Building Commissioning
Doug Litwiller, PE, CEM Mike Robbins, LEED AP O+M
Building Maintenance Commissioning Specialist
Optimization Consultants Emory University
Tucker, GA & Ames, IA Atlanta, GA
1

Credit(s) earned on completion of this course will be reported to American

Institute of Architects (AIA) Continuing Education Session (CES) for AIA
members.

Certificates of Completion for both AIA members and non-AIA members are
available upon request.

This course is registered with AIA CES for continuing professional education. As
such, it does not include content that may be deemed or construed to be an
approval or endorsement by the AIA of any material of construction or any
method or manner of handling, using, distributing, or dealing in any material or
product.

Questions related to specific materials, methods, and services will be addressed

at the conclusion of this presentation.

Learn about the process of building commissioning,

why it is necessary, and how it helps deliver fully
functional facilities. Discuss the process from project
programming through design, construction, and into
occupancy, operation, and maintenance. Review the
costs and benefits of commissioning and explore how
to tailor the commissioning process to the way an
institution does business.

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Learning Objective 1:
Get an overview of building commissioning process.

Learning Objective 2:
Learn about the various phases of the commissioning process.

Learning Objective 3:
Learn about why the building commissioning process is important.

Learning Objective 4:
Understand the differences and similarities between new building
commissioning and retrocommissioning.

We are BMOC.
We optimize the value of the
workforce,
management, assets, and
CMMS in delivering building
maintenance services.

Emory University
Facilities Management
Division of Campus Services
BMOC, Inc. 201 Dowman Drive
2321 4th Street, Suite 300 Atlanta, GA 30322
Tucker, GA 30084
www.buildingmoc.com

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1. Opening Commentary
2. Putting it into Perspective
3. Building Commissioning “101”
 What?
 Why?
 Who?
 How?
 $’s?
 Keys to Success
 A Word about “FDD”
4. “Re”/“Retro”/”Ongoing” Commissioning
5. Planning for Building Turnover
6. Q/A
7

10 Pounds

5 Pounds

Commissioning Resources
Ref # RESOURCE SOURCE URL

U.S. General Services https://www.gsa.gov/cdnstatic/BCG_3_30_Final_R2-x221_0Z5RDZ-i34K-

1 The Building Commissioning Guide Free
Administration pR.pdf
New Construction Building Commissioning Building Commissiong https://www.bcxa.org/wp-content/uploads/2018/11/BCA-New-Const-
2 Free
Best Practices Association Best-Practices-2018-05-14-V2.0.pdf
Best Practices in Commissioning Existing Building Commissioning https://www.bcxa.org/wp-content/pdf/BCA-Best-Practices-
3 Free
Buildings Association Commissioning-Existing-Construction.pdf
California Commissioning https://www.cacx.org/resources/documents/CA_Commissioning_Guide_
4 California Commissiong Guide: New Buildings Free
Collaborative New.pdf
https://www.ashrae.org/File%20Library/Technical%20Resources/Bookst
5 Strategic Guide to Commission ASHRAE Free
ore/ENGLISH-ASHRAE_BPA-Brochure_FNL_6-24-14.pdf
National Institute of Building
6 Building Commissioning https://www.wbdg.org/building-commissioning Free
Sciences
https://www.pnnl.gov/main/publications/external/technical_reports/PN
7 Guide to Building Commissioning U.S. Department of Energy Free
NL-21003.pdf
https://www.burnsmcd.com/~/media/files/insightsnews/insights/tech-
8 Commissioning Process - A Step-by-Step Guide Burn and McDonnell paper/the-commissioning-process-a-stepbystep- Free
guide/whitepapercommissioning02051.pdf
9 Building Commissioning for New Buildings Washington State University http://www.energy.wsu.edu/Documents/BuildingCommissioning.pdf Free
New DOE Research Strengthens Business Case https://www.energy.gov/eere/buildings/articles/new-doe-research-
10 U.S. Department of Energy Free
for Bldg Commissioning strengthens-business-case-building-commissioning
Owner's Role and Responsibilities in the National Institute of Building https://www.wbdg.org/building-commissioning/owners-role-and-
11 Free
Commissioning Process Sciences responsibilities-commissioning-process
Building Commissioning - Key To Quality https://www.michigan.gov/documents/CIS_EO_commissioningguide_75
12 U.S. Department of Energy Free
Assurance 698_7.pdf
https://umaec.umich.edu/wp-content/uploads/2013/08/Sample-Cx-Plan-
13 Generic Commissioning Plan University of Michigan Free
Master.pdf
https://www.bcxa.org/ncbc/2010/documents/presentations/ncbc-2010-
14 Commissioning Deliverables Facility Performance Associates Free
cx_deliverables-kettler.pdf
15 Owner's Project Requirements University of Florida http://www.facilities.ufl.edu/prjdocs/00001173.pdf Free9

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Commissioning Resources
Ref # RESOURCE SOURCE URL

APPA/Building Commissioning
16 The Building Commissioning Handbook https://www1.appa.org/bookstore/store_browse.cfm?categoryid=4 $
Association

Enclosure Commissioning-NIBS GL03 & ASTM PPT by WDP (Whitlock, https://www.bcxa.org/ncbc/2012/_/documents/presentations/10-ncbc-

17 Free
E2183-12 Dalrymple, Poston & Associates) 2012-bldg-enclosure-nash%20.pdf

ASTM E2813-18 (Std Practice for Bldg

18 ASTM https://www.astm.org/Standards/E2813.htm $
Enclosure Commissioning)

NIBS Guideline 3-2012 (Bldg Enclosure National Institute of Building

19 https://www.wbdg.org/FFC/NIBS/nibs_gl3.pdf Free
Commissioning Process BECx Sciences

ASTM E2947-16a (Std Guide for Building

20 ASTM https://www.astm.org/Standards/E2947.htm $
Enclosure Commmissioning)

What Owners & Providers Should Know About APPA's Facilities Manager
21 https://www1.appa.org/FacilitiesManager/index.cfm?ItemNumber=2703 Free
Building Commissioning & Each Other Magazine (Jan/Feb 2015)

2018 Commissioning Cost/Benefit Study Lawrence Berkeley National https://drive.google.com/file/d/1pd_sPt4HQz9gaTEAmQJnjkXP96iPmIfw/

22 Free
Findings Laboratory view

https://www.techstreet.com/ashrae/standards/guideline-0-2019-the-
23 Guideline 0-2019--The Commissioning Process ASHRAE $
commissioning-process?product_id=2076120

https://www.techstreet.com/ashrae/standards/ashrae-202-
24 ASHRAE 202-2018 ASHRAE $
2018?product_id=2025517
https://www.techstreet.com/ashrae/standards/guideline-1-1-2007-hvac-
Guideline 1.1-2007 HVAC&R Technical
25 ASHRAE r-technical-requirements-for-the-commissioning- $
Requirements for the Commissioning Process
process?product_id=1573306
26 Commissioning Process (online slides) Applied Energy Solutions https://www.slideshare.net/d_mackay/the-commissioning-process Free
Building Commissioning http://www.facomgrp.com/wp-content/uploads/2014/09/Twenty-
27 Building Commissioning 101 Free
Association Minute-Owner-Presentation-Rev-7-Short-Version.ppt

Building Systems Commissioning for Project http://www.facomgrp.com/wp-content/uploads/2014/09/PMI-May-

30 Facility Commissioning Group Free
Managers Lunch-Present_20120531.ppt

U.S. DOE/Los Alamos National https://www.energy.gov/sites/prod/files/2013/12/f5/sustainable_guide_

31 Commissioning the Building 9 (Chapter 9) Free
Lab ch9.pdf 10

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“Building Commissioning” – “What”

Predesign Design Construction Pre-Occupancy Post-Occupancy

1 2 3 4

+/- 4 Years

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“Building Commissioning” – “What”

Life Cycle Of A Major Campus Building

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54

+/- 4 Years +/- 50 Years

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16

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Building Commissioning – “What”

It is a quality assurance process to

determine we got what we paid for!
A building that:
 Meets the requirements of the Owner
 Has been tested & verified
 Is comfortable
 Is reliable
 Economical to operate and maintain
 Is efficient
 Safe
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“Building Commissioning” – What”

Two definitions…

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Building Commissioning – “What”

Definition #1
A quality-focused process for enhancing the delivery of a project.
The process focuses upon verifying and documenting that all the
commissioned systems and assemblies are:
 Planned
 Designed
 Installed
 Tested
 Operated and maintained
to meet the Owner’s Project Requirements (more to come on the
OPR).

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 1-19

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Building Commissioning – “What”

Definition #2
A systematic process of assuring by verification and
documentation, from the Design Phase to a minimum of one year
after the construction, that all facility systems perform interactively
in accordance with:

 The design documentation and intent,

 The Owner’s operational needs, including preparation of

operations personnel.

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 20

20

A document that details the requirements of

a project and the expectations of how it will be used
and operated. The OPR generally includes:

 Project goals,
 Measurable performance criteria,
 Cost considerations,
 Benchmarks,
 Success criteria,
 Supporting information.

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The BOD (Basis of Design) definition per ASHRAE

Guideline 0-2005:

A document that records the concepts, calculations,

decisions, and product selections used to meet the
OPR and to satisfy regulatory requirements,
standards and guidelines. Also includes descriptions
and lists of individual items that support the design
process. Should be maintained as a “living” document
capturing decisions made along the way.

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Building Commissioning – “What”

Systems and Equipment Typically Included
HVAC Plumbing Electrical Fire Building Other Systems
Protection Envelope
Building
Air Handling Potable Water
Transformers Fire Pumps Doors Automation
Units (Hot/ Cold)
System
Roof Top High Purity Sprinkler
Switchgear Windows Piping
Units Water Systems
Emergency Kitchen Hood
Fan Coil Sanitary Exterior Walls Laboratory
Power Suppression
Units Sewer (above & below grade) Exhaust System
Systems Systems
IT Room
VAV Boxes Storm Water UPS Roof Card Access
Systems
Water Breaker Fire Alarm CCTV, Voice,
Chillers Foundations
Treatment Panels System Data
IT &
Restroom Motor Control
Boilers Communication
Fixtures Centers
Infrastructure
Pumps Lighting Elevators
Building Renewable
Controls Energy 23
3-23

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Building Commissioning – “Why”

1. The building meets the requirements of the
Owner.
2. The building systems and equipment on the
design documents have been installed and tested
and they WORK!
3. The building control systems and components
have been installed, they work, and the
programming works as designed.
4. The building occupants will be:
 More comfortable
 More secure/safer
 More satisfied.
25

25

Building Commissioning – “Why”

5. The building complies with applicable building
codes, including local/state energy codes.
6. The building operators/maintainers have been
adequately trained resulting in improved building
operations and maintenance.
7. Reduced occupant complaints during turnover
reducing labor hours associated with tracking
down the problems and making the corrections.
8. Lower Utility Bills - The building is energy
efficient (according to the original design intent).
9. Buildings are becoming more complex.

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Building Commissioning – “Why”

5. The building complies with applicable building
codes, including local/state energy codes.
6. The building operators/maintainers have been
adequately trained resulting in improved building
operations and maintenance.
7. Reduced occupant complaints during turnover
reducing labor hours associated with tracking
down the problems and making the corrections.
8. Lower Utility Bills - The building is energy
efficient (according to the original design intent).
9. Buildings are becoming more complex.
10.Better building documentation (“Systems
Manual”).
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The “Systems Manual” is the main repository of

building information, to be used by facilities and
operations team members, which is needed to
understand, operate, and maintain the building.

It will typically include information like …

4-29

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Building Commissioning – “Why”

Executive
OPR BOD
Summary
Recommended
General Operating
System Narratives Operational Record-
Procedures
keeping Procedures
Maintenance Operations and
Testing and Balancing
Procedures, Maintenance
Reports
Schedules, etc. Manuals
Specifications Approved Submittals Warranties
Issues/Resolution Commissioning
Basis of the CMMS
Logs Plans

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Building Commissioning – “Why”

Executive
OPR BOD
Summary
Recommended
General Operating
System Narratives Operational Record-
Procedures
keeping Procedures
Maintenance Operations and
Testing and Balancing
Procedures, Maintenance
Reports
Schedules, etc. Manuals
Specifications Approved Submittals Warranties
Issues/Resolution Commissioning
Logs Plans

31

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Building Commissioning – “Why”

Reference #22: 2018 Commissioning Cost/Benefit Study Findings (LBNL) 32

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Building Commissioning – “Who”

Reference #21: What Owners & Providers Should Know About Building Commissioning & Each (APPA’s Facilities Manager Magazine – Jan/Feb 2015) 5-34

34

Building Commissioning – “Who”

Predesign Design Construction Occupancy

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35

Building Commissioning – “Who”

Predesign Design Construction Occupancy
Project/Construction
Owner X X X
Managers
Asset Manager X X X
Building Operations X X X X
Energy Manager X X X X
Occupant Rep X X X X

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 36

36

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Building Commissioning – “Who”

Predesign Design Construction Occupancy
Project/Construction
Owner X X X
Managers
Asset Manager X X X
Building Operations X X X X
Energy Manager X X X X
Occupant Rep X X X X
Design Team Architect PM X X X X
Mech, Elect, Plumbing, Etc. X X X X

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 37

37

Building Commissioning – “Who”

Predesign Design Construction Occupancy
Project/Construction
Owner X X X
Managers
Asset Manager X X X
Building Operations X X X X
Energy Manager X X X X
Occupant Rep X X X X
Design Team Architect PM X X X X
Mech, Elect, Plumbing, Etc. X X X X
General Contractor, PM, Cx
Contractor X X
Coordinator, Superintendent
Mech, Elect, Controls,
X X
Plumb, Fire Protection, etc.

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 38

38

Building Commissioning – “Who”

Predesign Design Construction Occupancy
Project/Construction
Owner X X X
Managers
Asset Manager X X X
Building Operations X X X X
Energy Manager X X X X
Occupant Rep X X X X
Design Team Architect PM X X X X
Mech, Elect, Plumbing, Etc. X X X X
General Contractor, PM, Cx
Contractor X X
Coordinator, Superintendent
Mech, Elect, Controls,
X X
Plumb, Fire Protection, etc.
Cx Provider X X X X

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 39

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Building Commissioning – “Who”

Decision Time:
 Do we leverage in-house staff to act as the
commissioning provider, or,
 Hire an independent third party?

Benefits of In-House:
 Better institutional knowledge of standards;
 Standardization of BAS graphics, programming,
etc.
 Retaining of project knowledge in-house
 Improved support to FM group as questions or
issues arise post-turnover
6-40

40

Building Commissioning – “Who”

Predesign Design Construction Occupancy
Project/Construction
Owner X X X
Managers
Asset Manager X X X
Building Operations X X X X
Energy Manager X X X X
Occupant Rep X X X X
Design Team Architect PM X X X X
Mech, Elect, Plumbing, Etc. X X X X
General Contractor, PM, Cx
Contractor X X
Coordinator, Superintendent
Mech, Elect, Controls,
X X
Plumb, Fire Protection, etc.
Cx Provider X X X X
Suppliers X X

Reference #16: The Building Commissioning Handbook (APPA/Building Commissioning Association) 41

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Post-
Planning Design Construction Pre-Occupancy
Occupancy

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OPR

Form Cx
Team

Basis of
Design

Initial Cx
Plan

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Update OPR
OPR
& BOD
Design
Form Cx Doc
Team Reviews

Basis of Refine
Design Cx Plan
and
Initial Cx Spec
Plan

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Submittal
Approval &
Start
Update OPR CMMS
OPR
& BOD Update
Design
Form Cx Doc
Team Reviews

Basis of Refine
Design Cx Plan
and
Initial Cx Spec
Plan

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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CAUTION!
Do not overlook the importance of having
the asset management program in place
BEFORE the day the building is turned
over.

Start planning NOW!

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Submittal
Approval &
Start
Update OPR CMMS
OPR
& BOD Update
Design Prepare
Form Cx Doc Test
Team Reviews Procedures

Basis of Refine Prepare &

Design Cx Plan Use
and Checklists
Initial Cx Spec
Plan

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Submittal
Approval &
Start
Update OPR CMMS
OPR
& BOD Update
Design Prepare
Form Cx Doc Test
Team Reviews Procedures

Basis of Refine Prepare &

Design Cx Plan Use
and Checklists
Initial Cx Spec Pre-
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Issues are identified and corrected during equipment

installation. Catching them at this phase , the issues
are:

 Resolved faster;
 Cheaper to resolve;

compared to correcting them after construction is

complete. The focus is on the “components” not the
operating systems.

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Submittal
Approval &
Start
Update OPR CMMS Startup
OPR
& BOD Update
Design Prepare
Form Cx Doc Test
Team Reviews Procedures

Basis of Refine Prepare &

Design Cx Plan Use
and Checklists
Initial Cx Spec Pre-
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Submittal
Approval &
Start
Update OPR CMMS Startup
OPR
& BOD Update
Design Prepare Functional
Form Cx Doc Test Testing
Controls,
Team Reviews Procedures Balancing, etc.

Basis of Refine Prepare &

Design Cx Plan Use
and Checklists
Initial Cx Spec Pre-
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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The Of The Commissioning Process!

Functional testing is the “dynamic” testing of a

functioning “system” rather than only the
components.

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Submittal
Approval &
Start
Update OPR CMMS Startup
OPR
& BOD Update
Design Prepare Functional
Form Cx Doc Test Testing
Controls,
Team Reviews Procedures Balancing, etc.

Basis of Refine Prepare &

Use Issues
Design Cx Plan
Checklists Log
and
Update &
Initial Cx Spec Pre-
Resolve
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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A document maintained by the CxP used to identify

and track describes system deficiencies found and
what action was taken by who to correct them.

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Submittal
Approval &
Start
Update OPR CMMS Startup O&M
OPR
& BOD Update Review
Design Prepare Functional Owner
Form Cx Doc Test Testing Training
Controls,
Team Reviews Procedures Balancing, etc.

Basis of Refine Prepare &

Use Issues
Design Cx Plan
Checklists Log
and
Update &
Initial Cx Spec Pre-
Resolve
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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Submittal
Approval &
Start
Update OPR CMMS Startup O&M
OPR
& BOD Update Review
Design Prepare Functional Owner
Form Cx Doc Test Testing Training
Controls,
Team Reviews Procedures Balancing, etc.
CMMS
Refine Prepare & Updated
Basis of Issues
Cx Plan Use and
Design Log
and Checklists Complete
Update &
Initial Cx Spec Pre-
Resolve
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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GOAL!
Have the asset management program
100% complete at building turnover so
preventive maintenance work orders
start coming out immediately and ALL
work requests associated with this new
building will be logged on DAY 1!

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Submittal
Approval &
Start
Update OPR CMMS Startup O&M
OPR PM’s Start
& BOD Update Review
Design Prepare Functional Owner Cx Report
Form Cx Doc Test Testing Training w/Systems
Controls, Manual
Team Reviews Procedures Balancing, etc.
CMMS
Refine Prepare & Updated Seasonal
Basis of Issues
Cx Plan Use and Testing
Design Log
and Checklists Complete
Update & Warranty
Initial Cx Spec Pre-
Resolve Review
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

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59

Building Commissioning – “How”

Bldg Envelope Commissioning (BECx)
1. Key standards for BECx:
ASTM E2813-18 Std Practice for Building Enclosure Commissioning
ASTM E2947-16a Standard Guide for Building Enclosure Commissioning
NIBS Guideline 2-2012 Building Enclosure Commissioning Process BECx
ASTM and AAMA (American Architectural Manufacturers Association) Testing Stds

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Building Commissioning – “How”

Bldg Envelope Commissioning (BECx)
1. Key standards for BECx:
ASTM E2813-18 Std Practice for Building Enclosure Commissioning
ASTM E2947-16a Standard Guide for Building Enclosure Commissioning
NIBS Guideline 2-2012 Building Enclosure Commissioning Process BECx
ASTM and AAMA (American Architectural Manufacturers Association) Testing Stds

2. Integrated into the design process and visually

observe the work DURING the construction.
3. Testing Considerations:
 Preconstruction laboratory mockups
 Field-constructed mockups
 Field testing of assemblies at key intervals
 Post-occupancy evaluation
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Building Commissioning – “How”

Bldg Envelope Commissioning (BECx)
4. Key elements of the enclosure include:
Roof/Ceilings Exterior Above-Grade Walls Exterior Below-Grade Walls
and Foundations
Fenestration (windows, Exposed Floors Slab-on-Grade
curtainwalls, doors,
skylights, louvers)
Interior Partitions Exterior Cladding Plaza Decks/Gardens over
Occupied Spaces
Fall Protection Systems Expansion Joints

5. Why BECx?
Mitigate Contractual Risk Prevent Indoor Air Quality Optimize Energy
Problems Performance
Enhance Security & Improve Operations & Meet Regulatory and
Resiliency Maintenance Program Requirements

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Building Commissioning – “$’s”

1. Costs are highly dependent on the nature of the

building:
 Size
 Function
 Complexity
2. “Soft,” non-CxP, costs are hard to quantify:
 Owner
 Design team
 Contactors
3. Scope of the commissioning process will have a
major impact. 65

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Building Commissioning – “$’s”

% of Total Source
Construction Cost
~ 1% Reference #20: The Building Commissioning Handbook
(APPA/Building Commissioning Association)
~0.25% Reference #27: 2018 Commissioning Cost/Benefit Study
Findings (Lawrence Berkeley National Lab)
0.5% - 1.5% Reference #1: United State General Services
Administration
0.3% - 1.1% Reference #4: California Commissioning Collaborative

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Building Commissioning – “$’s”

Reference #22: 2018 Commissioning Cost/Benefit Study Findings (LBNL) 67

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Building Commissioning – “$’s”

Reference #1: US GSA Building Commissioning Guide 68

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Building Commissioning – “$’s”

Reference #1: US GSA Building Commissioning Guide 69

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Building Commissioning – “$’s”

Reference #4: California Commissioning Guide 70

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Building Commissioning – “Keys”

1. Make the decision early.
2. Create the OPR WITH the CxP.
3. Hire the CxA (Commissioning Provider) based on
qualifications.
4. The Owner needs to be engaged and supports
the CxP.

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Plug key members

of the operations
and maintenance
team in EARLY &
OFTEN!
8-73

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“Building Commissioning” – “What”

Life Cycle Of A Major Campus Building

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54

+/- 4 Years +/- 50 Years

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Building Commissioning – “Keys”

1. Make the decision early.
2. Create the OPR WITH the CxP.
3. Hire the CxP (Commissioning Provider) based on
qualifications.
4. The Owner needs to be engaged and supports
the CxP.
5. Integrated into the design process and visually
observe the work DURING the construction.
6. Contractors “feet are held to the fire.”
 Honest
 Proper planning & coordination with others
 Schedules are met (major impact on the CxP)

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Building Commissioning – “Keys”

7. Plan for effective operator training.
8. Make sure all members of the project team
understands and appreciates the roles and
responsibility of each team member.
9. And, finally ….

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Plug key members

of the operations
and maintenance
team in EARLY &
OFTEN!
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“Re”/“Retro”/”Ongoing” Commissioning
Retrocommissioning
1. “Retrocommissioning” is the application of the
commissioning process to existing buildings.
2. RCx is a process that seeks to improve how
building equipment and systems function
together.
3. RCx often resolve problems that occurred during
design or construction, or address problems that
have developed throughout the building's life.
4. RCx improves a building's operations and
maintenance (O&M) procedures to enhance
overall building performance.
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“Re”/“Retro”/”Ongoing” Commissioning
Recommissioning
1. “Recommissioning” is another type of
commissioning that occurs when a building that
has already been commissioned undergoes
another commissioning process.
2. The decision to recommission may be triggered
by a change in building use or ownership, the
onset of operational problems, or some other
need.

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“Re”/“Retro”/”Ongoing” Commissioning
Ongoing Commissioning
1. Incorporates the key aspects and Re and Retro
but the process is “ongoing” in a never-ending
cycle.

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10-82

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Building Commissioning – “FDD”

“FDD” Stands For:

“F” is for “FAULT”

“D” is for “DETECTION”

“D” is for “DIAGNOSTICS”

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Building Commissioning – “FDD”

A “significant” DEVIATION from the …
EXPECTED value of a parameter …
over particular period of TIME.

FDD, on top of a well-configured BAS is

a wonderful “tool” that will keep a
building running correctly and
efficiently and can be leveraged as
effective commissioning “tool”.
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86

Submittal
Approval &
Start
Update OPR CMMS Startup O&M
OPR PM’s Start
& BOD Update Review
Design Prepare Functional Owner Cx Report
Form Cx Doc Test Testing Training w/Systems
Controls, Manual
Team Reviews Procedures Balancing, etc.
CMMS
Refine Prepare & Updated Seasonal
Basis of Issues
Cx Plan Use and Testing
Design Log
and Checklists Complete
Update & Warranty
Initial Cx Spec Pre-
Resolve Review
Plan Functional
Testing

Post-
Planning Design Construction Pre-Occupancy
Occupancy

Building Turn Over Workgroup Planning

Managed and Led by “Operations”

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Who should be “at the table?”

Building Operations & Custodial Construction Manager

Maintenance
Fire Protection & Fire Alarm Building Controls Key and Access Services
Landscape Services Environmental Environmental Health & Safety
Compliance
Work Control Utilities Distribution Energy Management
IT Services The “Customer” TOW Coordinator
FF&E Coordinator Project Manager Space Management

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Who should be “at the table?”

“Great”
“Poor” Turnover Turnover
Process Process

GOAL!

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Quote #1

“Failure to prepare operationally, prior to moving into a

space designed for a set workflow, can upset the
financial parameters on which the project was approved.
It can also create a negative perception of the project
delivery team’s performance even if all the building
systems are functioning properly.”
Patrick Duke
Health Facilities Management Magazine
August 2015

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Potential Discussion Items

1. Opening Statement:
 Becomes less important as individuals know their role. We
want conversation and communication!
2. TOW Membership:
 Confirm we have the right stakeholders with the right
information participating at the right time so we can make
better decisions!
3. FM Personnel:
 Who (by name) is going be involved in the building?
 What is their role and responsibilities and when do
they need to get involved?
 When will the new hires be on-board?

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Potential Discussion Items

4. Project Walk-Throughs (PWTs):

 When, who, documented issues, close the loop.
 Expectations of PWT participants
 “TOW-Initiated Issues Log” vs. “Project Issues Log”
5. Custodial/Waste/Recycling:
 Containers? Will they fit?
 Maintenance of flooring and other finishes
6. Operations/Maintenance Manuals:
 Who is going to review the manuals by when!
7. Asset Management Program:
 Physical asset inventory $ & tagging
 Preventive maintenance program development
 Who is going to what by when?
 Internal or external resources?
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10 Potential Discussion Items

8. Training:
 What systems will which members of the FM team be
trained on?
 Syllabus review and confirm instructor credentials.
 Who (by name) will attend which sessions.
 Training of occupants
 “How The Building Works” training
9. Tools & Equipment Purchases:
 Funding
 Lead time
10.Warranty Management:
 Documentation
 Information flow

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Potential Discussion Items

11.Attic Stock Management:
 What do we want?
 Where are we going to put it?
12.Safety:
 Arc flash
 Lockout/tag-out
 Eyewash stations/safety shower
 Confined spaces
 Safety data sheets
13. Others:
 Access control
 Building automation system
 Fire protection
 IT
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Best Practices
1. Start meeting with the team early – no later than 12
to 18 months prior to Substantial Completion.
2. Get the “customers” involved early.
3. Emphasize the team (avoid “we/they”).
4. Continue to meet post-Substantial Completion.
5. Send out agendas
6. Distribute meeting notes within 48 hours.
7. Do not turn it into a “project meeting”.
8. Focus on:
• What
• By When
• By Who 95

95

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Commissioning Resources
Ref # RESOURCE SOURCE URL

U.S. General Services https://www.gsa.gov/cdnstatic/BCG_3_30_Final_R2-x221_0Z5RDZ-i34K-

1 The Building Commissioning Guide Free
Administration pR.pdf
New Construction Building Commissioning Building Commissiong https://www.bcxa.org/wp-content/uploads/2018/11/BCA-New-Const-
2 Free
Best Practices Association Best-Practices-2018-05-14-V2.0.pdf
Best Practices in Commissioning Existing Building Commissioning https://www.bcxa.org/wp-content/pdf/BCA-Best-Practices-
3 Free
Buildings Association Commissioning-Existing-Construction.pdf
California Commissioning https://www.cacx.org/resources/documents/CA_Commissioning_Guide_
4 California Commissiong Guide: New Buildings Free
Collaborative New.pdf
https://www.ashrae.org/File%20Library/Technical%20Resources/Bookst
5 Strategic Guide to Commission ASHRAE Free
ore/ENGLISH-ASHRAE_BPA-Brochure_FNL_6-24-14.pdf
National Institute of Building
6 Building Commissioning https://www.wbdg.org/building-commissioning Free
Sciences
https://www.pnnl.gov/main/publications/external/technical_reports/PN
7 Guide to Building Commissioning U.S. Department of Energy Free
NL-21003.pdf
https://www.burnsmcd.com/~/media/files/insightsnews/insights/tech-
8 Commissioning Process - A Step-by-Step Guide Burn and McDonnell paper/the-commissioning-process-a-stepbystep- Free
guide/whitepapercommissioning02051.pdf
9 Building Commissioning for New Buildings Washington State University http://www.energy.wsu.edu/Documents/BuildingCommissioning.pdf Free
New DOE Research Strengthens Business Case https://www.energy.gov/eere/buildings/articles/new-doe-research-
10 U.S. Department of Energy Free
for Bldg Commissioning strengthens-business-case-building-commissioning
Owner's Role and Responsibilities in the National Institute of Building https://www.wbdg.org/building-commissioning/owners-role-and-
11 Free
Commissioning Process Sciences responsibilities-commissioning-process
Building Commissioning - Key To Quality https://www.michigan.gov/documents/CIS_EO_commissioningguide_75
12 U.S. Department of Energy Free
Assurance 698_7.pdf
https://umaec.umich.edu/wp-content/uploads/2013/08/Sample-Cx-Plan-
13 Generic Commissioning Plan University of Michigan Free
Master.pdf
https://www.bcxa.org/ncbc/2010/documents/presentations/ncbc-2010-
14 Commissioning Deliverables Facility Performance Associates Free
cx_deliverables-kettler.pdf
15 Owner's Project Requirements University of Florida http://www.facilities.ufl.edu/prjdocs/00001173.pdf 97
Free

97

Commissioning Resources
Ref # RESOURCE SOURCE URL

APPA/Building Commissioning
16 The Building Commissioning Handbook https://www1.appa.org/bookstore/store_browse.cfm?categoryid=4 $
Association

Enclosure Commissioning-NIBS GL03 & ASTM PPT by WDP (Whitlock, https://www.bcxa.org/ncbc/2012/_/documents/presentations/10-ncbc-

17 Free
E2183-12 Dalrymple, Poston & Associates) 2012-bldg-enclosure-nash%20.pdf

ASTM E2813-18 (Std Practice for Bldg

18 ASTM https://www.astm.org/Standards/E2813.htm $
Enclosure Commissioning)

NIBS Guideline 3-2012 (Bldg Enclosure National Institute of Building

19 https://www.wbdg.org/FFC/NIBS/nibs_gl3.pdf Free
Commissioning Process BECx Sciences

ASTM E2947-16a (Std Guide for Building

20 ASTM https://www.astm.org/Standards/E2947.htm $
Enclosure Commmissioning)

What Owners & Providers Should Know About APPA's Facilities Manager
21 https://www1.appa.org/FacilitiesManager/index.cfm?ItemNumber=2703 Free
Building Commissioning & Each Other Magazine (Jan/Feb 2015)

2018 Commissioning Cost/Benefit Study Lawrence Berkeley National https://drive.google.com/file/d/1pd_sPt4HQz9gaTEAmQJnjkXP96iPmIfw/

22 Free
Findings Laboratory view

https://www.techstreet.com/ashrae/standards/guideline-0-2019-the-
23 Guideline 0-2019--The Commissioning Process ASHRAE $
commissioning-process?product_id=2076120

https://www.techstreet.com/ashrae/standards/ashrae-202-
24 ASHRAE 202-2018 ASHRAE $
2018?product_id=2025517
https://www.techstreet.com/ashrae/standards/guideline-1-1-2007-hvac-
Guideline 1.1-2007 HVAC&R Technical
25 ASHRAE r-technical-requirements-for-the-commissioning- $
Requirements for the Commissioning Process
process?product_id=1573306
26 Commissioning Process (online slides) Applied Energy Solutions https://www.slideshare.net/d_mackay/the-commissioning-process Free
Building Commissioning http://www.facomgrp.com/wp-content/uploads/2014/09/Twenty-
27 Building Commissioning 101 Free
Association Minute-Owner-Presentation-Rev-7-Short-Version.ppt

Building Systems Commissioning for Project http://www.facomgrp.com/wp-content/uploads/2014/09/PMI-May-

30 Facility Commissioning Group Free
Managers Lunch-Present_20120531.ppt

U.S. DOE/Los Alamos National https://www.energy.gov/sites/prod/files/2013/12/f5/sustainable_guide_

31 Commissioning the Building 9 (Chapter 9) Free
Lab ch9.pdf 98

98

This concludes The American

Institute of Architects
Continuing Education
Systems Course.

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Doug Litwiller, PE, CEM Mike Robbins, LEED AP O+M

Building Maintenance Optimization Emory University
Consultants
[email protected]
[email protected]

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