Transcript Specifying Commissioning

Understanding the
Commissioning Process
October 14, 2008
Specifying Commissioning
Derek De Jesús, CxA
Commissioning Manager
Chinook Systems, Inc.
©2008 Chinook Systems, Inc.
Topics
• Commissioning Specifications
• Commissioning Specification Coordination
• Related Sections
©2008 Chinook Systems, Inc.
Commissioning Specifications
• What is a Commissioning Specification?
– Relays the expectations and requirements of
Commissioning to the contracting team
• Outlines the Process and Procedures from a contractual
perspective
• Provides enough detail for a Contractor to clearly understand the
level of effort and put a fair price to the scope of work
– Includes documents in Division 1, 15, and 16
• Could also include 13, 17, etc…
• Could also include references in other coordinating sections and
divisions i.e. training, O&M Manuals, record documents
– Define Roles and Responsibilities
• Division 1 binds the General Contractor as well as sample
documentation
• Other sections are the respective sub-contractors all related back
to Division 1
©2008 Chinook Systems, Inc.
Commissioning Specification
• So what really goes into each section?
– Anything to accurately relay the intent and
requirements of the contractor for this project
• Includes detailed definitions (i.e. Defines what a
“deficiency” and “retesting” are)
– Defines the exact requirements for Closeout,
Warranty and Training
• Does not repeat information from those particular
sections – FILLS IN THE GAP!!!
– Anything that could cost the contractor money or
time needs to be identified
©2008 Chinook Systems, Inc.
Commissioning Specifications
• So what is the difference between a Plan and the
Spec?
– The spec typically does not change
• Plan is a living document
• Allows for dynamics in the process of getting from A-Z
– As it relates to process, the spec speaks in generalities
and references the Plan
• Plan is specific and detailed
– Contractor bids the specification
• Plan is used a reference tool to be used in conjunction with
the specification
©2008 Chinook Systems, Inc.
Specification Coordination
• What is the purpose?
– Incorporates Commissioning into ALL related sections
– Requires coordination and interaction between the
CxA and the A/E specification builder
– Performed as part of the CxA design review
• Back checked before bid documents
– Fills in the gaps between disciplines and even
between sections within the same division
– For LEED projects, ensures any LEED Cx requirements
are incorporated
©2008 Chinook Systems, Inc.
Specification Coordination
• Approach
– “What would I need in this document to….?”
• Test, maintain, operate, and commission
– Looking to ensure that the requirements to
properly operate, maintain, and commission the
equipment and systems are defined
• Not looking from the design team perspective but from
the O&M, testing agency perspective
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 1
– Incorporates all related sections to the
Commissioning section(s)
– Review the requirements of:
•
•
•
•
Demonstration and Training
Closeout Submittals
Operations and Maintenance
Warranty
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 15 and 16
– Coordinate the requirements of other disciplines
•
•
•
•
Building Automation System (Div 15)
Fire Alarm (Div 13)
Telecom and Security (Div 17)
Miscellaneous systems
– Spare parts are defined
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 15 and 16
– Ask the design team specific questions about any
contradictions between plans and spec
• Use their knowledge of the intent to define what is
shown
– Use the OPR and/or BOD to drive questions NOT
personal preference, “I would do this…” or “I
would prefer this…”
– Code interpretation
– Lessons Learned
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 15
– Building Automation System
• Coordinate device specified for an application
CT sensor on belt driven equipment
• Tolerances for devices
Accuracy in measurement and verification as well as control
• Coordinate points list with devices specified
• Integration points with other systems i.e. F/A, CRACs
– Verify contractor required testing is present and
standard(s) provided
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 15
– Testing, Adjusting, and Balancing
• Proper submittal requirements
Review of the construction documents with comments
Proposed testing approach
• Certifications and Qualifications
• Sampling of TAB results
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 16
– Confirm that settings and setpoints are defined
• ATS transfer times and values
• EM&CS event logging values
• Coordination study required?
– Verify that the equipment specified and the
testing required can be completed
• Backpressure testing on a generator needs a port at the
manifold
©2008 Chinook Systems, Inc.
Specification Coordination
• Division 16
– NETA testing or similar are defined not just called
for
• Standard versus optional tests
• What tests are of value to the owner as opposed to
boiler plate
– Certification and requirements of the testing
agency
• NETA or NICET independent third party
©2008 Chinook Systems, Inc.
Related Sections
• What effort is there for the CxA in…
– Demonstration and Training specification
• Define the level of expectation directly with the owner
and O&M staff
– Classroom, site, slide presentation
• Develop topics and who will present
– System overview = Design team
– Equipment = Qualified manufacturer representatives
• Final repeatable format
– DVD, interactive, web-based
©2008 Chinook Systems, Inc.
Related Sections
• What effort is there for the CxA in…
– Operations and Maintenance specification
• Define what type of information is provided based on
equipment and systems
– Requirement for generators and chillers may not apply to
plumbing fixtures and BAS
– Are emergency operation manuals required? System level
manuals required?
• Define what the review process shall be
– 1 hardcopy with threaded conversation for comments
– 1 Final hardcopy with electronic submission on CD
©2008 Chinook Systems, Inc.
Related Sections
• What effort is there for the CxA in…
– Warranty specification
• Assists in defining the lengths of coverage for specific
equipment and components
• Typically based on O&M experience
• Extracted from owner and O&M staff
– Special warranty periods are identified beyond standard
manufacturer provided
– Closeout submittal specification
• Define how as-built documentation is delivered
©2008 Chinook Systems, Inc.
Related Sections
• Just like the Commissioning Specifications…
…leave the Division 1 sections to define the
requirements
…coordinate with the Division 15 and 16 Cx sections
• Allows the general contractor to be responsible for the
delivery and overall requirements
• Defines the individual sections for the particular subcontractor
©2008 Chinook Systems, Inc.
Recap
• Commissioning authority’s role in developing
specific specifications is quite intensive
• Define the cost and time associated with
performing commissioning to the contractor
– Give them something to bid on
• Allow the Commissioning authority to assist in
properly coordinating the specification
©2008 Chinook Systems, Inc.
Wrap-up
• Questions and Answer Session
Derek De Jesús, CxA
Chinook Systems, Inc.
2001 Jefferson Davis Hwy, Suite 905
Arlington, VA 2202
703-232-6537
[email protected]
©2008 Chinook Systems, Inc.