# Presentation: 685649

## Building Commissioning

**Building Commissioning**

## Overview

- Introduction
- Definition of Commissioning
- Integrating Commissioning into the Construction Process
- Recent Code Changes in Washington State
- Commissioning Findings

## About Keithly Welsh Associates

- Established in 1996.
- Primarily commissioning & diagnostics.
- Unique focus on the owner’s perspective.
- Staff has decades of facilities engineering, construction and maintenance experience.
- Dozens of successful commissioning projects of various sizes and types.
- Extensive school and university experience.

## About the Presenter - Bryan Welsh, P.E.

- Licensed Mechanical Engineer with 18+ years engineering and facility engineering experience in commercial, industrial and educational facility environment.
- Extensive school facility experience.
- Successfully commissioned dozens of new and remodeled facilities.
- Retro-commissioning experience.

## 	“Commissioning is a systematic and documented process of ensuring that specific building systems perform interactively according to the design intent and the owner’s operational needs.”  

**What is “Commissioning”?**

## Benefits of Commissioning

- Reduced utility consumption and operational costs.
- Smooth transition to M&O.
- Reduced occupant complaints.
- Reduced IAQ problems.
- The darn thing works the way it is supposed to.

## Integrating Commissioning into the Construction Process

- Include the commissioning consultant in the design development process.
- Identify systems appropriate for commissioning.
- Define the roles and responsibilities of all project team members in the commissioning process.
- Include a commissioning specification in the project documents.

## Slide 8

## Develop Commissioning Specifications

- Important to get into project documents before bidding.
- Outlines the formal commissioning plan.
- Informs the contractors regarding their specific requirements to participate in the commissioning process.
- Provides contractor “checklists” to insure the contractors are prepared for Cx.

## Division 1 - 01810 Commissioning General Provisions

- Defines commissioning process and the role of various team members.
- Should be referenced in Part 1, Related Sections, for each section that requires commissioning.
- Contains reference to sections to be commissioned.

## Divisions to be Commissioned

- Use xx995 section, for example 15995, Mechanical Systems Commissioning.
- Contains detailed commissioning requirements and any required start-up or pre-commissioning check lists.
- Should be referenced in Part 1, Related Sections, for each section that requires commissioning.
- Contains reference to sections to be commissioned.

## Design Review

- Schematic, DD and final construction.
- Constructability and maintainability issues.
- Conflicts between specifications and drawings.
- Focus on mechanical systems, controls and sequence of operations.
- Design review report.

## Develop Commissioning Plan

- The “guidebook” for the commissioning process.
- Easy to follow format with repeatable procedures.
- Comprehensive; covers all possible system modes and conditions.

##    Contractor Pre-Cx Forms

- Lets contractor know what is expected of them in the commissioning process.
- Tool to assure commissioning agent that systems are complete and ready to perform functional tests.

## 

## On-Site Cx Scope Meeting

- Discuss roles and responsibilities, set cooperative tone.
- Distribute Contractor Pre-Cx forms.
- Distribute commissioning plan with examples of physical inspection and functional test forms.
- Coordinate with control contractor and other specialty system contractors.

## Physical Inspection

- Readiness for functional test.
- Maintainability issues.
- Specification compliance.
- Documented in observations & deficiencies report and in final report.

## Sample Physical Inspection

- 

- 

- 

## Functional Test

- Systematic testing of each system in all operational modes.
- Some random testing including air balancing checks.
- Documented in observations & deficiencies report and in final report.

## Sample Functional Test

- 

- ON

- 55 F

- ON

## Project Close Out

- Verify specified training is provided.
- Review contractor as-builts and O&M manuals.
- Final commissioning report.
- Possible seasonal testing and additional owner support through warranty period.

## Rules and Codes

## Washington Administrative Codes (WAC) Regarding New School Construction

- Educational Specifications (WAC 180-29-050)
- Architect-Engineer (WAC 180-29-055)
- Energy Conservation Report (WAC 180-29-060)
- Value Engineering (WAC 180-29-065)
- Constructability Review (WAC 180-29-066)
- Building Commissioning (WAC 180-29-067)
- Construction Management (WAC 180-29-068)

## WAC Rules

- VE/CR/CX required on all buildings greater than 50K square feet.
- Optional between 15K and 50K.
- Prior to opening bids, submit copy of the VE and CR reports approved by the school board.
- School board approval (a resolution) of the final commissioning report to get retainage release.

## State Provided Funding

- The maximum amount of assistance for each component shall be the state matching percentage multiplied by the greater of:
- 2/5 of 1 % of the area cost allowance multiplied by the square foot area, or $20,000

## WAC Definition of Commissioning

- The process of verifying that the installation and performance of selected building systems meet or exceed the specified design criteria and therefore satisfy the design intent.
- It shall include physical inspection, functional performance testing, listing of deficiencies and a final commissioning report.

## WAC Rules on Commissioning

- No specified team make-up.
- Must conform to Building Commissioning Association (BCA) Essential Attributes.
- Cx Agent cannot be financially or otherwise associated with design or construction team.

## Commissioning Findings

## Controls and Sequence of Operations

## Dirt & Construction Debris

## Blown Duct Board Hidden Above Ceiling

## Filter Problems

## More Filter Problems

## Actuators Missing or Fallen Off

## Improper Condensate Drains

## Duct Tape - No Access Hatches

## Redundant Sensors

## Coordination and Interference

## Fire Protection Issues

- Screw threaded through fire damper blade
- Fire damper not wired
- Tamper switches not operational or report wrong location
- Alarm points not reporting correct location
- Fire/Smoke control zones not defined correctly
- Inoperable smoke evacuation systems

## Result of not coordinating HVAC & Fire Dampers

## Summary

- Commissioning needs (and will be) done at some level on every project.
- The cost of third party commissioning will usually pay for itself.
- Select a commissioning consultant early to assist in the integration process.
- Many states and municipalities are integrating commissioning requirements into their processes.