Transcript Slide 1

Commissioning of New and
Existing Buildings
National Environmental Balancing
Bureau
8575 Grovemont Circle
Gaithersburg, Maryland 20877
(301) 977-3698
www.nebb.org
NEBB
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Meet Our Presenter:
Jim Bochat
Jim Bochat is the President of Commissioning Concepts. He has been involved
in the Arizona Engineering and Construction industry for over forty years. His
experience includes Mechanical Design, Mechanical Construction, Controls,
Test & Balance, Commissioning and Retro-Commissioning. Jim is a former
NEBB President. He is a Life Member of ASHRAE and serves on many
technical committees. He chaired the ASHRAE PMP Best Practices committee
and recently served on the ABBA Whole Building Tightness Committee. He
has been a NEBB Certified Professional since 1974 and has co-authored
several standards regarding Commissioning for NEBB, ASHRAE and AABA. He
has taught the NEBB certification program throughout the United States and
in Australia. He has also spoken at events such as Greenbuild, ASHRAE, AHR
Expo, PECI, NEBB, SMARCA, IFMA, Southwest Plant Engineers, RMA Chapter
of APPA, Western Area Power Users, and AMCA of Australia regarding
Commissioning.
Jim Bochat was presented the George Hightower Award for his distinguished
service to NEBB. The George Hightower Award is NEBB's most prestigious
honor and is presented to someone who has made significant contributions to
the success of NEBB and the HVAC industry.
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Session Learning Objectives
• What is Building Commissioning (Cx)?
• What is Retro-Commissioning (RCx)?
• Why We Commission Buildings
• How To Commission Buildings
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New Building
Commissioning
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Why do we Need Commissioning
#10:
# 9:
# 8:
# 7:
# 6:
# 5:
# 4:
# 3:
# 2:
# 1:
Noise Levels/ Too Noisy
Computer Problems
Inadequate Parking
Lack of Privacy
Poor Indoor Air Quality
Not Enough Storage in Workspace
Not Enough Conference Rooms
Poor Janitorial Service
TOO HOT
TOO COLD
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Why do we Need Commissioning
• Complexity of Systems
• Lack of Skilled Craftsmen
• Emphasis is on Costs and Schedule
not Performance
• No Performance Verification
• No one is held Accountable for
Performance
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What is Building Performance
• Indoor Environmental Quality (IEQ)
– Space Comfort
– Lighting Quality
– Acoustic Quality
– Indoor Air Quality (IAQ)
• Low Energy Usage
– Electrical
– Gas / Fuel
• Low Water Usage
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Why Does It Matter?
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5,500,000 Buildings1
81,100,000,000 (81 Billion SF)2 14,745 SF Average
10,950,000,000,000,000 (10.95 Quadrillion BTU/SF/Year)3
Average Consumption 135,000 to 217,000 BTU/SF/Year
ASHRAE 90.1 (Energy Standard)
• 1999 – 53,300 BTU/SF/Year
• 2010 – 36,000 BTU/SF/Year
1
2
3
Interpolated from 2000 and 2010 data
Taken from 2010 data
End use power interpolated from 2010 and 2011 data
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Why Does It Matter?
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Why Does It Matter?
Buildings cost $2.00 Ft2 per year to Heat & Cool
(National Average)
Occupants cost $200.00 Ft2 per year
($375 Ft2 in New York City)
2,000:1 is the cost ratio for productivity vs. energy
Saving energy does NOTHING if it costs a reduction
in productivity.
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Why Does It Matter?
50,000 sq. ft. Building:
50,000 x $2 = $100,000 Heating/Cooling Costs/year
50,000 x $200 = $10,000,000 Labor Costs/year
A 30% reduction in energy cost: 50K x 0.30 = - $ 15,000/year
A 1% reduction in productivity: 10M x 0.01 = + $100,000/year
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What Provides Building Performance
Building Performance is dependant upon
4 legs of the stool. Take one away and
you have an unstable buildings
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Design
Construction
Commissioning
Operations
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What Is Commissioning of New Buildings
Building Commissioning is the systematic process of
inspecting, testing and verifying Functional
Performance of Building Technical Systems
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Heating Ventilating & AC Systems
Control Systems
Electrical Systems
Plumbing Systems
Fire Protection Systems
Life Safety and Security Systems
Communications Systems
Building Enclosure
Vertical Transportation
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WHAT IS COMMISSIONING
• Commissioning (Cx) Process
– Pre Design
• OPR
• Schematic Design Review
– Design
• Cx Plan
• Cx Focused Design Review
• Cx Specifications
– Construction
• Construction Cx Plan
• Submittal Review
• Installation Check Sheets and Forms
– 1st Party Process Cx Check Sheets
– 3rd Party Technical Cx Check Sheets
• Field Inspections
Commissioning Concepts
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WHAT IS COMMISSIONING
• Commissioning (Cx) Process
– Construction (Continued)
• Start Up Observations
• Issue Log Management
– Acceptance
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Functional Tests & Reports
Issue Log Management
O&M Manual Review
Owner Training
– Warranty
• Warranty Issue Review
• Lessons Learned Workshop
– Performance Verification
• Setup Performance System
• Perform Verification
Commissioning Concepts
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What Provides Quality Commissioning
Use the Technical Cx Process and not just the Cx Paper
Process. Process Cx verses Technical Cx
• Verify Systems and Components are
installed Correctly
• Verify Systems are Properly Started Up
• Verify System Functional Performance
• Verify that Operators are Trained
• Verify System Documentation
• Verify Building Performance
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Why Do We Need Commissioning
Typical New Building Issues
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Why Do We Need Commissioning
Typical New Building Issues
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Why Do We Need Commissioning
Typical New Building Issues
Room Sensor
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Skill Set for a New Building CxA
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People Skills
Knowledge of Design Principals
Knowledge of HVAC Systems
Knowledge of Control Systems
Knowledge of Test & Balance Procedures
Knowledge of Electrical Systems
Knowledge of the Cx Process
Knowledge of the System Testing
Knowledge of Construction Processes
It takes Knowledge to be a commissioner but it
takes Experience to be a great commissioner
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Training of Commissioners
• No Engineering College or Technical School
Curriculum
• Very Limited Union Training Available to Union
Members only
• On the Job training for Cx Firm Employees
• Association Education Sessions
–
–
–
–
NEBB
ASHRAE
BCA
ACG
• Lack of Training will Promote Poor Quality
• Industry Explosive Growth Possible
– Green Buildings
– Code Enforcement
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Training of Commissioners
• Right Person for the Job
• What Level of Training for O&M Staff
– On Site / Off Site
– Career Advancement
• Type of Training
– Hands On
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Retro-Commissioning of
Existing Buildings
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Retro-Commissioning
Retro-Commissioning (RCx) is the
systematic process by which systems
are tested and optimized to perform
interactively to meet the current
operational needs of the owner. This
may include remedial design and
construction to accomplish this goal.
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Why do we Need Retro-Commissioning
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Lack of trained effective Operators
Complexity of Systems
Design & Construction Deficiencies
Low Maintenance Budgets
Emphasis on immediate results instead of
correcting the true cause of the problem
• No Performance Verification
• No one is held Accountable for
Performance
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Why do we Need Retro-Commissioning
•
•
•
•
5,500,000 Buildings1
81,100,000,000 (81 Billion SF)2 14,745 SF Average
Average Consumption 135,000 to 217,000 BTU/SF/Year
ASHRAE 90.1 (Energy Standard)
• 1999 – 53,300 BTU/SF/Year
• 2010 – 36,000 BTU/SF/Year
Commercial Buildings
Commercial Buildings
Year Built
% of Building Stock Age
1960 to 1999
66%
2000 - 2003
9%
2004 -2010
7%
Owner
% of Building Stock
Government Owned
28%
Owner Occupied
35%
Tenant Occupied
36%
Taken from DOE 2010 data
Taken from DOE 2010 data
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Retro-Commissioning Provides
• Improved Comfort




Temperature
Humidity
Sound & Vibration
Indoor Air Quality (IAQ)
• Reduced Trouble Calls
• Reduced Utility Expense
 Improved Electrical Energy Usage
 Improved Gas Energy Usage
 Improved Water Usage
• Improved Productivity
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Troubleshooting verses Retro-Commissioning
Trouble Shooting Retro CX
(System Forensics)
(Service Call)
• Correct Specific
Complaints
• Limited Work Scope
• Limited Budget
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
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Improve Overall Building
Performance
Holistic System
Evaluations
Budget Development /
Justification
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Retro-Commissioning Process
Initial Site Review
The Owner and the Commissioning
provider survey the facility to determine
the extent and the purpose of the project.
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Comfort Improvement
Fewer trouble calls
Energy Reduction
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RCx Pre Site Investigation
Before beginning site investigation field work the
following work activities will be performed by the
Commissioner
● Create RCx Plan
● Perform review of existing documents
● Perform Energy Audit
● Perform maintenance management work
order review
● Perform Management & Operator Interviews
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RCx Pre Site Investigation
Before beginning site investigation field work the
following work activities will be performed by the
Commissioner
● Create RCx Plan
● Perform review of existing documents
● Perform Utility usage and cost review (Energy
Audit)
● Perform maintenance management work
order review
● Perform Management & Operator Interviews
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RCx Site Investigation
● Perform a detailed envelope site investigation
 Water intrusion Issues
 Pressurization Issues
 Fenestration Issues
 Thermal Insulation Issues
● Perform a detailed HVAC system inspection &
Assessment
 Deferred Maintenance
 Equipment Assessment
 System Pressure & Building Pressure
 Duct Leaks
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RCx Site Investigation
• Perform a detailed Electrical site investigation
 Deferred Maintenance
 Equipment Assessment
 Load Balance
 Equipment Thermal Image
• Perform a detailed control system inspection
 Point to Point verification test
 Sensor Calibration
 Functional Test
 Sequence Review
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RCx Site Investigation
● Perform non capitol repairs and adjustments
to the systems during the site investigation
(Quick Fixes)
 Air Balance adjustments
 Sensor calibration offsets
 Building leakage repair
 Duct leakage repair
 Thermal insulation repair
 Control sequence adjustments
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RCx Investigation & Analysis
● As issues are discovered the Commissioner
shall analyze each issue and all associated
causes and impacts
 Analyze Interaction between systems
 Create Recommended Corrections report
which includes
—Description of the issue
—Recommended corrective action
—Estimated Costs
—Estimated savings, payback and return on investment
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RCx Corrective Actions
● The Owner decides which corrective
actions and Capital Projects they will
implement and when
 Contract for remedial design
 Procure contractors or equipment
 Perform corrective construction
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RCx Corrective Actions
All corrective action and construction processes shall
be commissioned using the standard new construction
commissioning process by the Commissioning. These
standard process shall include:
 Commissioning Plan
 Design Review
 Submittal Review
 Field Inspections
 Pre Functional and Functional Tests
 Issue Log and Corrective actions
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Why Do We Need Commissioning
Typical RCx Issues
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Why Do We Need Commissioning
Typical RCx Issues
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Why Do We Need Commissioning
Typical RCx Issues
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Skill Set for Retro-Commissioning
•
•
•
•
•
•
•
•
•
People Skills
Knowledge of Design Principals
Knowledge of HVAC Systems
Knowledge of Control Systems
Knowledge of Test & Balance Procedures
Knowledge of Electrical Systems
Knowledge of the RCx Process
Knowledge of the System Testing
Troubleshooting Capability
It takes Knowledge to be a commissioner but it
takes Experience to be a great commissioner
NEBB
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Training of Retro-Commissioners
• No Engineering College or Technical School
Curriculum
• On the Job training for Cx Firm Employees
• Association Education Sessions
– NEBB
• Lack of Training will Promote Poor Quality
• Industry Explosive Growth Possible
– Green Buildings
– Code Enforcement
NEBB
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Building Performance
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Building Performance
How do we Improve Building
Performance?
• Make what we have work
o Commissioning of New Buildings
o Retro-Commissioning of Existing Buildings
• Keep what we have working
o Performance Operations
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Building Performance
So what’s not working
• Commissioning
o Most buildings are not working correctly
when they are turned over to the Owner
• Operations
o Most buildings do not measure
performance so they do not improve
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How to Achieve Building Performance
• Retro-Commissioning
o Retro-Commission energy using building systems
– HVAC Systems
– HVAC Control Systems
– Lighting Systems
– Electrical Systems
o Retro-Commission water using building systems
– Plumbing Systems
– Landscape Watering Systems
– HVAC Systems
 Cooling Towers
 Steam Systems
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How to Achieve Building Performance
• Building Operations
o Setup a Performance Measurement System
o Regularly Measure Performance
– IEQ
– Electrical Use
– Gas Use
– Water Use
o Compare to Past Usage and Baseline
– Instigate a continuous Improvement Process
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Building Performance
• Continuous Improvement Process
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Measurement & Verification
• Measurement Protocols
– ASHRAE PMP Best Practice Guide
• Energy Use Performance
• Water Use Performance
• IEQ Performance
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Lighting Performance
Acoustic Performance
Comfort Performance
IAQ Performance
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Measurement & Verification
Level 1 & 2 Tools
Meter Reading Work sheets
LEVEL 1 Water Verification Worksheet
Other Costs
Water Costs
Landscape Meter
Main Water Meter
Company:
Building :
Address:
Address:
Building No:
Tester Products
Headquarters
101054 Hill Lane
New York, NY
10
Year:
2010
Remarks:
Water Meter #
1059800456
Landscape Meter #
Verification By:
1 Unit =
748 Gallons
Previous
Period 1
Period 2
Period 3
Period 4
Period
Reading Date
Meter Reading Units / Gallons
Units Used
Gallons Used per Period
Days in period
Days in current month
Average Gallons used per month
12/28/2009
Meter Reading
Units Used
Gallons Used per Period
Days in period
Days in current month
Average Gallons used per month
Total Gallons used per month
Water base fee
Water usage fee
Local fee or mandate
Local fee or mandate
Total Water Fee
Sewer Fee
Local fee or mandate
Local fee or mandate
Total Sewer Fee
Solid Waste Service
Disposal Fee
Local fee or mandate
Total Solid Waste
City Tax
State or Other Tax
Total Tax
Total costs
1/20/2010 2/18/2010
3/28/2010
4/24/2010
Period 5
Period 6
Period 7
Period 8
Period 9
Period 10
Period 11
Period 12
5/28/2010
6/21/2010
7/28/2010
8/21/2010
9/30/2010
10/27/2010
11/19/2010
12/29/2010
2,890
3,090
3,200
3,400
3600
3850
4025
4280
4500
4890
5120
5540
140
200
110
200
200
250
175
255
220
390
230
420
6200
660
104,720
149,600
82,280
149,600
149,600
187,000
130,900
190,740
164,560
291,720
172,040
314,160
493,680
28
23
29
38
27
34
24
37
24
40
27
23
40
31
31
28
31
30
31
30
31
31
30
31
30
31
115,940
201,635
79,443
122,042
166,222
170,500
163,625
159,809
212,557
218,790
197,527
409,774
382,602
921
196
225
290
350
400
480
530
600
680
740
800
850
56
20
29
65
60
50
80
50
70
80
60
60
50
41,888
14,960
21,692
48,620
44,880
37,400
59,840
37,400
52,360
59,840
44,880
44,880
37,400
28
23
29
38
27
34
24
37
24
40
27
23
40
31
31
28
31
30
31
30
31
31
30
31
30
31
46,376
20,163
20,944
39,664
49,867
34,100
74,800
31,335
67,632
44,880
51,529
58,539
28,985
221,798
100,387
161,706
216,089
204,600
238,425
191,144
280,188
263,670
249,056
468,313
411,587
$21.50
$21.50
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$74.00
$83.06
$52.48
$100.05
$98.16
$113.27
$96.28
$115.15
$109.49
$105.71
$94.39
$60.41
$67.96
$5.60
$5.60
$5.60
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$110.16
$79.58
$127.15
$125.26
$140.37
$123.38
$142.25
$136.59
$132.81
$121.49
$87.51
$95.06
$148.00
$166.12
$104.96
$200.10
$196.32
$226.54
$192.56
$230.30
$218.98
$211.42
$188.78
$120.82
$135.92
$18.50
$20.77
$13.12
$25.01
$24.54
$28.32
$24.07
$28.79
$27.37
$26.43
$23.60
$15.10
$16.99
$0.00
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$186.89
$118.08
$225.11
$220.86
$254.86
$216.63
$259.09
$246.35
$237.85
$212.38
$135.92
$152.91
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$154.32
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$38.58
$0.00
$0.00
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$0.00
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$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$192.90
$9.21
$9.80
$7.81
$10.90
$10.78
$11.76
$10.66
$11.88
$11.52
$11.27
$10.54
$8.33
$8.82
$37.76
$40.18
$32.03
$44.70
$44.20
$48.23
$43.70
$48.73
$47.22
$46.21
$43.19
$34.14
$36.15
$49.97
$39.84
$55.61
$54.98
$59.99
$54.36
$60.61
$58.74
$57.48
$53.73
$42.47
$44.97
$539.92
$430.40
$600.77
$594.00
$648.12
$587.27
$654.85
$634.58
$621.04
$580.50
$458.80
$485.84
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Measurement & Verification
Level 1 Tools
Results, Publishing Aids
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Measurement & Verification
Level 1 Tools
Manual Dashboard
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Basics of Building
Performance
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AIR SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Maintenance
• Lowest possible filter drop
– 300 FPM or Less
– Low Pressure Drop Pleated Material
• Clean coils and condensate pans
• Clean fan blades
• Tight balanced fan belts
• Lubricated and adjusted dampers
• Seal all air leaks
• Annual Sensor Calibration and point
checks
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AIR SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Air Balance
• Low Pressure Balance
–At least one grille should be 100%
open
–Proportional Balance
• Cooling diversity no lower than 75%
–% AHU CFM to total of all Zone CFM
• Heating diversity no lower than 100%
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AIR SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Design
• Duct Taps
– Reduced Pressure Tap
• Duct Transitions
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AIR SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Design
• Flex Duct
• Max Length 6’
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AIR SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Design
• System Effect
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WATER SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Maintenance
• Clean coil tubes
• Clean Strainers
• Correct Suction Pressure
–12#-15# at pump suction
–No Air in system (Auto vents)
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WATERSIDE PERFORMANCE ISSUES
• Mechanical Issues
– Water Balance
• Low Pressure Balance
– Coil Valve Trains
– Pump Balance Valves
• Chilled Water Diversity no lower
than 80%
• Hot Water Diversity should be 100%
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WATERSIDE PERFORMANCE ISSUES
• Mechanical Issues
– Design
• Counter Flow CW Coil
– Coldest water enters at air leaving side
of coil
CW
Co
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Re
ate
W
d
n
tur
rC
W
Su
pp
ly
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WATER SIDE PERFORMANCE ISSUES
• Mechanical Issues
– Operation
• Running Multiple Pumps
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WATER SIDE PERFORMANCE ISSUES
• Control Systems
– Sequence of Controls
• Schedule Control
• CW Leaving Temperature / Chiller ∆T
– >10°
– Lowest possible lift
• Condenser Water Temperature
– Normal Design 85° / 95°
– Intel Study Recommends 5° Above Wet Bulb
» Cold water OK if lift is small or newer
chillers
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CONTROL PERFORMANCE ISSUES
• Control Systems
– Sequence of Controls
• Schedule Control
– Occupied / Unoccupied setpoints
» Occupied 75°-78° / Unoccupied 84° - 86°
• Dead Band Control
– Difference between cooling and heating
action
– Dead Band 2° - 4°
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CONTROL PERFORMANCE ISSUES
• Control Systems
– Sequence of Controls
• VAV Supply Air Temp Reset Control
– Reset from terminal unit load
– Not average load but low or high select
• Supply Air Pressure Reset Control
– Make sure this does not fight temp control
• CW or HW Temp Reset Control
– Reset from valve position
• CW or HW Pressure Reset Control
– Make sure this does not fight temp control
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AIR SIDE PERFORMANCE ISSUES
• Control Systems
– Sequence of Controls
• Air Side Economizer Control
– Verify Operation
– Db Control
• Data Trend Analysis
– Room Temperature
– Supply Duct Temperature
– CW Differential Temperature
– Condenser Water Temperature
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OPERATIONS
Bad List
● Disable Schedule to get the space in
temperature in the morning
● Disable or override setpoint reset to
make it colder or hotter
● Override any automatic setpoint
reset
● Override control point output with
manual switch
● Allow deferred maintenance items
to exist
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OPERATIONS
Good List
● Find the cause and fix it instead of
reacting to symptom
● Document any temporary measures
taken and change them back as
soon as issue is resolved
● Measure performance often to see
how you are doing
● Energy
● Comfort
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QUESTIONS ?
Jim Bochat
COMMISSIONING CONCEPTS
1010 E. Coral Gables Drive
Phoenix, AZ 85022
(602) 758-0501
(602) 504-8882 Fax
Web: www.cxconcepts.com
Email: [email protected]
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