1 General Services Administration SERBCA Conference September 29, 2011 Public Buildings Service Southeast Sunbelt Region Total Building Commissioning &

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General Services AdministrationSERBCA ConferenceSeptember 29, 2011

Public Buildings ServiceSoutheast Sunbelt Region

Total Building Commissioning& Recommissioning

Timothy Wisner, PE, CEM, PMP

G S A ’ S P U B L I C B U I L D I N G S S E R V I C E (P B S)

Landlord for over 400 federal agencies, bureaus & commissions

Portfolio of 353.9 M rentable square feet Space for over 1,000,000 tenants 8,603 owned and leased assets 30 LEED certified properties (currently, many more soon)

AK

Northwest/ArcticRegion 10

Rocky MountainRegion 8

Great LakesRegion 5

Heartland Region 6

Greater SouthwestRegion 7

Southeast Region 4

Mid-AtlanticRegion 3

NewEnglandRegion 1

Pacific RimRegion 9

Northeast &CaribbeanRegion 2

HI

GU

VI

PR

DC

WA

OR

UT

MTND

WY

SD

CO

ID

CA

NV

AZ NMOK

TX LA

AR

NE IA

KS MO

MI

WI

ILIN

MI

OH

KY

TN

MS ALGA

FL

SC

NC

WVMD

VA

PA

NY

NJ

DE

VT NH

ME

MACT RI

National Capital Region 11

P B S R E G I O N A L O R G A N I Z A T I O N S

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• Kentucky, Tennessee, North Carolina, South Carolina, Georgia, Alabama, Mississippi and Florida

• 39,000,000 square feet of federally owned or leased office, laboratory, warehouse, and courts space.

SOUTHEAST SUNBELT REGION

• 130 Leased and Owned Buildings in EUAS

• 21.5-million gross square feet (GSF)– Largest - AFC, 2.4-million GSF– Smallest – Warehouse 1000 GSF

• $ 28.9-million FY 09 Utility Cost

• Enough energy to power 10,831 homes annually

Tracked Building Inventory

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What is GSA Commissioning?

n GSA has adopted the definition of the National Conference on Building Commissioning (NCBC):

“Systematic process of assuring by verification and documentation, from the design phase to a minimum of one year after construction, that all facility systems perform interactively in accordance with the design documentation and intent, and in accordance with the owner’s operational needs, including preparation of operation personnel”

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What is GSA’s Policy on Commissioning?

PBS DIRECTIVE FOR ASSISTANT REGIONAL ADMINISTRATORS, PBS DIRECTORS, PROPERTY DEVELOPMENT DIRECTORS, PORTFOLIO MANAGEMENT

FROM: F. JOSEPH MORAVEC, COMMISSIONER SUBJECT: Release of The Building Commissioning Guide

Summary. Each Prospectus level project team -whether on new construction, major repair and alteration, or modernization -shall use “Total Building Commissioning” practices beginning with the project planning phase, and concluding at one year after tenant occupancy.

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Our Definitive Source Document

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Old School Commissioning:n HVAC Systems and Equipmentn Startup, Testing, and Turnover

Total Building Commissioningn Defines all project performance goals (Programming)n Proactively supports project goals during design (QA)n Validates performance in construction (QC)n Revisits performance goals after tenant occupancy (POE)

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HVAC systemsPlumbingBuilding Management SystemPower DistributionEmergency PowerSecurityLighting and Lighting ControlsDomestic Hot WaterFire Alarm/life safety systemsVertical Transportation

COMMISSIONED BUILDING SYSTEMS

• curtain wall assemblies • roofing, • windows doors• construction joints, • etc.

Building Envelope systems

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Why Does GSA Commission?n Design Excellence buildings are complexn Our tenants include judges, congresspeople, heads of

federal agencies, and others who we would rather not disappoint

n In all buildings, O&M and utility costs are closely linked to FFO

n In all buildings, tenant labor costs far exceed rent, O&M, and utilities, so productivity is crucial for tenant satisfaction

GSA Commissioning & Recommissioning

n Built late 1990’s, $ 85 million, 240,000 sq. ft. 17-story, high rise

n 2001, building was suspect of having “sick building syndrome” as employees complained of dizziness, headaches, and itchy eyes.

n The building suffered from significant water intrusion through multiple facade systems

n Extensive investigation of existing facade systems to document conditions and to identify water infiltration sources

n Design of remedial repairs for multiple types of facade systems including curtainwall, punch windows, metal panels, louvers, sealants, roofing systems , davits and tiebacks for the building

n Cost in for repairs and testing $ 20 million

Why GSA Total Building Commissions - Really

Sam M Gibbons US Courthouse, Tampa, FL

n Started Construction 2002 with 3-year timeline and $ 100 million budget

n Opened 2007 wit $ 69 million increased costs thanks to water leaks, faulty equipment, and subcontractor lawsuits

n Still, after acceptance GSA has had to pay an additional $ 4 million in repairs

Why GSA Total Building Commissions - Really

Willkie D. Ferguson Jr. Courthouse Miami, FL

1. SDV Services Busway repairs and inspections $63,100 2. Siemens Emergency Bus Duct Replacements $52,441.06 3. Universal HVAC Repairs completed (Floors 6-9) $360,100.00 4. Universal HVAC Repairs – planned (Floors 10-14) $457,788.00 5. Teng Commissioning Report of HVAC deficiencies $320,014.16 6. Reprogramming of HVAC systems $257,856.00 7. AHU programming pilot $15,000 8. Carpet Replacements $336,657.17 9. Missing Infrastructure $116,500.00 10. MCS Claim Settlement $210,000.00 11. Water Feature repairs $255,318.00 12. Chiller Piping $200,000.00 13. Waterproofing exterior limestone columns $135,000.00 14. Emergency generator exhaust repairs $200,000.00 15. Roofing repairs $369,062.00 16. Short Circuit Breaker replacements $319,000.00

POST OCCUPANCY CLAIMS

WILKIE D. FERGUSON JR. COURTHOUSE

17. Noise in Courtrooms at Judge’s bench $130,000.00 18. DERM UST SAR Reports & Tests-- $30,000.00 19. RJA Inspections $6,814.13 20. Tower Building Sallyport $102,000.00 21 Chiller cleaning $26,963.52 22 Guards $38,976.00 23 Chiller plant leaks design $7,372.00 24 Control loops Parking area $53,451.87 25. Correct leak at generator exhaust $16,000.00 26. Elevator code deficiencies $21,665.00 27. Sanitary sewer clean-outs $2,504.00 28. Repair Sallyport wall due to bus duct explosion $6,184.00 29. UPS Battery tests and re-certifications $11,100.00 30. UPS Repair $12,451.78 31. Limit switch for gate arm $3,465.00 32. MC cable credit $70,278.00

POST OCCUPANCY CLAIMS (continued)

WILKIE D. FERGUSON JR. COURTHOUSE

Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul0

200000

400000

600000

800000

1000000

1200000

1400000

Wilkie Ferguson Courthouse Energy Use Aug 2010 to July 2011

2010

2011

Projected Use

KW

H

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What is GSA Recommissioning?

According to the GSA Building Commissioning Guide, Recommissioning shall generally include:

• Establishing that original basis of design and operation is still appropriate for use, occupancy, tenant agencies and GSA goals, and modify the operations/controls sequencing as appropriate for optimum operations

• Reviewing and benchmarking key systems operations/performance against the Basis of Design

• Evaluating envelope tightness/pressurization by infrared or other methods

• Performing energy analysis• Recommending repairs/modifications to optimize building

performance

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Why Recommission?

n Buildings are a moving targetn Space usage changesn Equipment changesn Systems changen Original design intent is usually no

longer completely valid

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Why Recommission?

n O & M is imperfectn Inadequate budgetsn Training Incomplete or erroneous

understanding of design intent and how to run the systems

n Incomplete documentation on buildingn Retrofits, and no single plan of how to run

the systems as modifiedn Systems are too complex for operators

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EISA Sec 432 requires Federal Agencies complete Evaluations to include an energy and water evaluations and commissioning assessment for all of their covered facilities every four years.

Covered Facilities are a subset of an agency’s inventory that makes up 75% of its total energy consumption.

GSA’s covered facilities are comprised of 198 Facilities across the 11 regions.

EISA Sec 432 Evaluation Compliance Plan

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AMERICAN RECOVERY AND REINVESTMENT ACT (ARRA)

• $100 Million for “Building Tune-ups”

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ARRA Recommissioning/Tune-up

• Building Tune-up includes– First, Fix all obvious Controls Problems– Recommission– Add Advanced Metering– Implement Energy Conservation Measures– Improve building O & M

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ARRA Recommissioning/Tune-up

• Over 180 Buildings for Building Tune-up• Lots in every Region• Selected by highest Energy Intensity• Tune-up has High Return per Dollar Spent• Uniform Building Data Collection/Confirmation

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ARRA Recommissioning/Tune-up

• Justification for Small Project ECMs– Mostly, highest ROI wins– $300 Million in ARRA Small Projects

funding

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What are our resources?

n Sample Scopes of Work for Commissioning forn Design-Bid-Buildn CMcn Design-Bridge-Buildn Design-Build

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Summary

Get a copy of “The Building Commissioning Guide”

n Log on to www.gsa.gov/commissioning

n Log on to www.wbdg.org/commissioning

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SERBCA Conference

Q&A