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Commissioning Toolkit for In-House Commissioning
of Small Buildings
NCBC – April 22, 2008
Dan BurgoyneSustainability ManagerCalifornia Department of General Services
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California’s Motivations for Commissioning
Cost and Energy SavingsEnergy - 10 to 15 Percent over non-commissioned buildingsReduced change orders
Customer / Occupant SatisfactionImproved comfort and indoor air quality
Smoother Construction ProcessAvoided construction problems, reduced callbacks
Meet LEED certification requirements
And, One More Motivation…
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Why Should CA Commission Buildings?
“Get onboard…the train has left and we are moving forward”
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Executive Order S-20-04Signed December 14, 2004
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Green Building Action Plan“The CEC shall develop guidelines and standards for commissioning activities to achieve operational and maintenance efficiency savings in commercial and public buildings.”
California Commissioning Guide: New Buildings
California Commissioning Guide: Existing Buildings
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Green Building Action PlanBenchmark all State Buildings
> 100 M sq. ft. entered into Energy Star Portfolio Manager
Retro-commission all State buildings >50,000 sq. ft.Implementing RCx into 39 buildings, studies underway for 87 bldgs.
LEED-EB Silver for buildings >50,000 sq. ft.6 bldgs certified (2.5 M sq. ft.), 49 buildings underway (>13 M sq. ft.)
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Green Building Action PlanDesign, construct and operate all State facilities as “LEED Silver” or higher
New & renovated buildings > 10,000 sq. ft.12 buildings already certified (2.7 M sq. ft.)Over 215 buildings (6 M sq. ft.) pursuing LEED certification (April 2008)
“Building projects less than 10,000 sq. ft. shall use the same design standard, but certification is not required.”
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State Small Building TypesForest Fire Stations
228 CDF fire stations in 36 counties protecting 31 million acres575 local gov’t stations operated by CDF39 conservation campsStorage facilities for fire trucks, bulldozers, air tankers & air tactical planes, helicoptersBarracks, shops, warehouses, admin facilities, misc. structures
Department of Motor Vehicles170 field offices throughout CAAlso driver safety offices, commercial drive test centers, telephone service centers
California Highway PatrolOver 180 offices throughout CA
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DGS Project Teams
Project Directors
Architects
Mechanical & Electrical Design Engineers
Building Inspectors
Building Inspection Specialists (Mechanical & Electrical)
General Contractor & Sub-contractors
Design & Construction Management Consultants
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LEED
Leadership in Energy and Environmental Design (LEED)Green building rating systemAdministered by U.S. Green Building Council (www.usgbc.org)
Building Criteria for:Sustainable SitesWater EfficiencyEnergy & AtmosphereMaterials & ResourcesIndoor Environmental QualityInnovation in Design
Point System with Levels of CertificationCertified, Silver, Gold, Platinum
EA Prerequisite 1: Fundamental Building Commissioning
EA Credit 3: Enhanced Commissioning
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LEED Cx Requirements
Tasks
Primary Responsibilities
If you are only meeting EA Prerequisite 1
If you are meeting both EAp1 and EA credit 3
Designate Commissioning Authority (CxA) Owner or Project Team Owner or Project Team
Document Owner's Project Requirements (OPR) Owner Owner
Develop Basis of Design (BOD) Design Team Design Team
Incorporate commissioning requirements into the construction documents
Project Team or CxA Project Team or CxA
Conduct commissioning design review prior to mid- construction documents NA CxA
Develop and implement a commissioning plan Project Team or CxA Project Team or CxA
Review contractor submittals applicable to systems being commissioned
NA CxA
Verify the installation and performance of commissioned systems CxA CxA
Develop a systems manual for the commissioned systems NA Project Team and CxA
Verify that the requirements fort training are completed NA Project Team and CxA
Complete a summary commissioning report CxA CxA
Review building operation within 10 months after substantial completion NA CxA
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Coordinated Process to Optimize Building PerformanceQuality Assurance Process
Articulate/verify owners project requirementsConstruction observation / warranty enforcementControlling first costsTraining building operatorsOptimizing performance (comfort, reliability, safety, energy)Creating more cohesion among team membersEnhancing safety and risk management
Building Commissioning Defined
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In-House Commissioning (Cx) Toolkit
Executive SummaryRoadmap/InstructionsTools:
Owner’s Project RequirementsLEED Cx RequirementsBasis of DesignCx PlanContract RequirementsFunctional Performance Test FormsCx Summary Report
Other Resources
www.green.ca.gov/CxToolkit
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Cx Toolkit – Executive Summary
One-page Summary of Cx ToolkitDefinition of CxExecutive Order S-20-04LEED Cx RequirementsPurpose & Content of ToolkitBenefits of Cx Integration
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Instructions on Use of ToolkitIntegrate Cx as Early as Possible
Portions can be integrated in budget pkg.
Identify Cx ProviderDesign Phase – Design engineerConstruction Phase – M/E Inspection Specialists
Develop Cx PlanImplement Activities in Cx Plan
Cx Toolkit – Roadmap/Instructions
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DGS Commissioning Toolkit
Owner’s Project Requirements
Basis of Design
Commissioning Plan
Commissioning Specifications
A&E Commissioning Scope of Work
Functional Performance Test Forms
Commissioning Summary Report
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Owner’s Project Requirements (OPR)
Owner and User Requirements
Environmental and Sustainability Goals
Energy Efficiency Goals
Indoor Environmental Quality Requirements
Equipment and Systems Expectations
Building Occupant and O&M Personnel Expectations
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Basis of Design (BOD)HVAC System
Narrative Description of System Reasons for System Selection Load CalculationsSequence of Operations
Indoor Lighting SystemNarrative Description of System Reasons for System Selection Lighting Design Criteria Lighting Power Design Targets
Water Heating System Narrative Description of System Reasons for System Selection Water Heating Load Calculations
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Commissioning Plan
General Project Information
Commissioning Goals
Systems to be Commissioned
Commissioning Team Information
Commissioning Process – Activities, Schedule and Responsibilities
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Commissioning Plan Activities
Commissioning Activity
Timing (Project Phase)
Responsibility
Owner’s project requirements (OPR)
Concept / Budget
Project team, led by Project Director, with CxA review
Cx Plan Concept / Budget or PP
CxA
Basis of Design (BOD) PP or WD Design Team, with CxA review
Cx Specifications WD Design Team, with CxA review
Cx Kick-off Meeting Const. Lead by CxA, attended by Contractor
Develop pre-functional checklists
WD or Const. CxA (or Design Team)
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Commissioning Plan Activities (cont.)
Commissioning Activity
Timing (Project Phase)
Responsibility
Develop functional test procedures
WD or Const. CxA (or Design Team)
Complete prefunctional checklists
Const. Contractor, with CxA (or Inspector) review
Perform functional performance testing
Const. Contractor, with CxA (or Inspector) guidance, witness and approval
Commissioning acceptance
Const. CxA
Cx Summary Report Const. CxA
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Commissioning SpecificationsDescribes contractor participation requirements
Division 1 Section01810 General Commissioning Requirements
References in relevant mechanical and electrical sections
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A&E Scope of Work
Describes additional scope for commissioning role of design team
Currently under development
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Functional Performance Test (FPT) Forms
HVACPackaged rooftop AC unitsSplit system AC units
LightingOccupancy sensor controls
Water HeatingStorage water heaterPoint-of-use water heater
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FPT – Packaged AC Unit
Monday Tuesday Wednesday Thursday Friday Saturday Sunday Override available?
7AM-6PM 7AM-6PM 7AM-6PM 7AM-6PM 7AM-6PM override override Yes
Per DesignPower to unitPower disconnects installed and labeled.Thermostat is wired to the HVAC system correctlyThermostat meets deadband control requirementsSpace temperature sensor calibratedOccupied, unoccupied, and holiday schedules programmedPre-occupancy purge has been programmedSet up and set back setpoints programmed as requiredThermostat located within the zone that the HVAC unit servesUnoccupied avg. zone set points (e.g. 85°Fsetup/60°Fsetback)Schedule overrideCondensate drain connectedCO2 sensor locationCO2 sensor calibratedReturn air damper moves through full rangeOutdoor air damper moves through full rangeNo excessive damper linkage slop.Permanent label attached.Unit secure and level.Maintenance access ok. Test, adjust and balance complete with deficiencies corrected.Outdoor air economizer switchover type and settingCasing condition ok.
Equipment Tag:
Name OrganizationParticipants:Test Date/Time:
Project Name:
Comments:
Comments:
Prefunctional Checklist
Record values for current setpoints, control parameters, limits, delays, lockouts, etc.and note any deviation from design.
Parameter Observed
Operating Schedule - Record time-of-day and setpoints and note any deviation from DESIGN
DAY OF THE WEEK
Design:Actual:
Page OneGeneral project infoPrefunctional checklist
Monday Tuesday Wednesday Thursday Friday Saturday Sunday Override available?
7AM-6PM 7AM-6PM 7AM-6PM 7AM-6PM 7AM-6PM override override Yes
Per DesignPower to unitPower disconnects installed and labeled.Thermostat is wired to the HVAC system correctlyThermostat meets deadband control requirementsSpace temperature sensor calibratedOccupied, unoccupied, and holiday schedules programmedPre-occupancy purge has been programmedSet up and set back setpoints programmed as requiredThermostat located within the zone that the HVAC unit servesUnoccupied avg. zone set points (e.g. 85°Fsetup/60°Fsetback)Schedule overrideCondensate drain connectedCO2 sensor locationCO2 sensor calibratedReturn air damper moves through full rangeOutdoor air damper moves through full rangeNo excessive damper linkage slop.Permanent label attached.Unit secure and level.Maintenance access ok. Test, adjust and balance complete with deficiencies corrected.Outdoor air economizer switchover type and settingCasing condition ok.
Comments:
Prefunctional Checklist
Record values for current setpoints, control parameters, limits, delays, lockouts, etc.and note any deviation from design.
Parameter Observed
Operating Schedule - Record time-of-day and setpoints and note any deviation from DESIGN
DAY OF THE WEEK
Design:Actual:
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FPT – Packaged AC Unit (cont.)
Simulation Mode/Test Desired System Response (check box if observed)
Other Observed System Responses Pass/ Fail/ NA
1. Heating during occupied conditionSet control system or programmable thermostat to occupied mode (e.g. adjust clock time to normal working hours). Adjust thermostat to 5 deg higher than current room temperature.
Supply fan operates continually.Gas-fired furnace, heat pump, or electric heater stages on.No cooling is provided by the unit.Outside air damper is open to minimum position.
2. No load during occupied conditionLeave system in occupied mode. Adjust thermostat setpoint to equal current room temperature.
Supply fan operates continually.Neither heating or cooling is provided by the unit.Outside air damper is open to minimum position.
3. Heating during unoccupied conditionSet control system or programmable thermostat to unoccupied mode (e.g. adjust clock to after-hours time). Adjust thermostat to 5 deg higher than current room temperature.
Supply fan cycles on. Gas-fired furnace, heat pump, or electric heater stages on.No cooling is provided by the unit.Outside air damper is open to minimum position.
4. No load during unoccupied conditionLeave control system or programmable thermostat in unoccupied mode (e.g. adjust clock to after-hours time). Adjust thermostat to equal current room temperature.
Supply fan shuts off. Neither heating nor cooling is provided by the unit.Outside air damper closes completely.
5. Cooling during occupied conditionReturn control system or programmable thermostat to occupied mode (e.g. adjust clock time is during normal working hours). Adjust thermostat to 5 deg lower than current room temperature. To ensure that airside economizer does not turn on, either warm economizer sensor or if unit has adjustable airside economizer sensor, adjust sensor down to turn off economization.
Supply fan operates continually.No heating provided.Compressor turns on and provides cooling.Outside air damper is open to minimum position.
6. Economizer operation (if unit equipped with economizer)Leave system in occupied mode. Adjust thermostat to 5 deg lower than current room temperature. If outdoor air temperature is lower than return air temperature, verify that economizer dampers are open for 100% outdoor air. Otherwise, use cold spray on outdoor air sensor to simulate condition. Then remove cold spray and verify that economizer dampers return to minimum air position (or warm the outdoor air sensor to simulate condition).
Supply fan operates continually.
No heating provided.
Outside air dampers open to 100%.
There are no signs of building overpressurization.
Outside air dampers return to minimum position.
7. Cooling during unoccupied conditionSet control system or programmable thermostat to unoccupied mode (e.g. adjust clock to after-hours time). Adjust thermostat to 5 deg lower than current room temperature.
Supply fan operates continually.No heating provided.Compressor turns on and provides cooling.Outside air damper is open to minimum position.
8. Manual Override (if system has this capability)
Simulation Mode/Test Desired System Response (check box if observed)
1. Heating during occupied conditionSet control system or programmable thermostat to occupied mode (e.g. adjust clock time to normal working hours). Adjust thermostat to 5 deg higher than current room temperature.
Supply fan operates continually.Gas-fired furnace, heat pump, or electric heater stages on.No cooling is provided by the unit.Outside air damper is open to minimum position.
2. No load during occupied conditionLeave system in occupied mode. Adjust thermostat setpoint to equal current room temperature.
Supply fan operates continually.Neither heating or cooling is provided by the unit.Outside air damper is open to minimum position.
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Commissioning Summary Report
General Project Information
Commissioning Team Information
Executive Summary Commissioning Process Summary Outstanding Issues Observations and Conclusions
History of Deficiencies
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Conclusion / Other Resources
Start Now – Begin with Owner’s Project Requirements
Online Toolkit – www.green.ca.gov/CxToolkit
Other Useful websites/documents:California Cx Guide for New Buildings: www.documents.dgs.ca.gov/green/commissionguidenew.pdfCalifornia Commissioning Collaborative: www.cacx.orgPortland Energy Conservation, Inc. (PECI): www.peci.orgBuilding Commissioning Association (BCxA): www.bcxa.orgCx Assistant Cx Tool: www.ctg-net.com/edr2002/cxLEED-NC v2.2 Reference Guide
• Prerequisite 1 – pp 149-161; • Credit 3 – pp 205-210
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For More Information
Dan BurgoyneSustainability ManagerState of CaliforniaDepartment of General ServicesExecutive Office, Green Team707 Third Street, 8th Floor, West Sacramento, CA 95630
(916) 376-5010 - [email protected]
www.green.ca.gov/CxToolkit