CI-2009 EAp1: Fundamental Commissioning of Building Energy Systems

  • CI EAp1 and EAc3 Cx Action Steps Diagram

  • Commissioning: it's an investment

    You may think of commissioning, including hiring a commissioning agent, as an added cost—and it is. It’s likely to reduce your operational costs, however, by yielding 5%–10% improvements in energy efficiency and ensuring that facilities personnel know how to operate key building systems. It’s also a great way to catch mistakes like missing or incorrectly installed equipment, avoiding occupant complaints and callbacks, indoor air quality and thermal comfort problems, premature equipment failure, and litigation.

    Commissioning (Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included.) is the process of verifying that the building’s systems operate as intended, according to the owner’s requirements as set forth in project documents. Commissioning helps fill the gap between the design team, whose members usually aren’t meant to be responsible for checking minor construction details, and subcontractors, who may inadvertently err on key items like fan power settings or sensor locations. The commissioning agent (CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.) also  provides the owner with the expert oversight of an engineer.

    Fundamental vs. Enhanced

    Fundamental Commissioning is a LEED prerequisite, although there are different compliance paths available depending on the project’s size. For projects less than 50,000 ft2, the CxA may be involved in the project as an associate of the contractor, construction manager, architect, or engineer and may have other project responsibilities. For projects over that size, the CxA may be still be from the same firm as a project team member, as long as he or she is not otherwise involved in the project. In both cases an independent consultant contracted to the owner is also an option, and may bring more value by offering better objectivity and  a different perspective than someone associated with the design team.

    For the Enhanced Commissioning credit, an independent consultant is required to be the CxA. Enhanced commissioning can offer additional benefits by involving the CxA earlier during design (instead of at the bid stage), by requiring that the CxA develop an operations manual and verify that staff are trained with it, and by requiring the CxA to review operations within 8–10 months of substantial completion.

    Commercial Interiors scope

    On Commercial Interiors projects, commissioning is required for all systems and equipment installed as part of the tenant’s project scope. This may include, for example, pumps from base building distribution systems, sub-metering equipment, controls, and air handlers. Any existing and unmodified systems that are outside of the tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space. do not need to be commissioned except at the point of connection to the tenant space service (if applicable).

    Some project teams claim that they do not have access to the existing system to commission required components. Generally this should not be an issue because a project team will need the same level of access to even install or connect the new system as they will need to commission it.

    Include at least the following in the scope of commissioning:

    • Heating, cooling, refrigeration, ventilation systems and controls
    • Lighting and daylighting controls
    • Domestic hot water systems
    • Renewable energy systems

    Choosing enhanced vs. fundamental commissioning

    Commissioned mechanical equipmentCommissioning agents discovered that the triple-duty valve (in white circle) for this condenser water system serving a chiller and cooling tower was 80% closed. This inappropriate solution to an oversized pump was costing over $6,700 per year in wasted pumping energy. Courtesy Portland Energy Conservation, Inc.LEED divides the commissioning process into two parts. Fundamental commissioning focuses on installation and verification of the mechanical and electrical systems during construction. Enhanced commissioning covers a broader scope of systems, and involves broader participation of the commissioning agent, beginning during construction documents and continuing through occupancy.

    The Enhanced Commissioning credit is open to any project, but project teams often choose not to pursue it due to the increased cost and uncertainty around its benefits. Enhanced  commissioning fees are typically about  $0.30/ft2 for LEED-CI projects. That fee represents a 25%–40% cost increase over fundamental commissioning, while providing almost double the scope of work. All projects benefit with the enhanced commissioning, though it is a must for large or complex projects. Projects can choose to make the decision for pursuing enhanced until after receiving the bid proposal, in order to evaluate the actual cost, but should hire a commissioning agent by the end of design development for enhanced commissioning.

Legend

  • Best Practices
  • Gotcha
  • Action Steps
  • Cost Tip

Pre-Design

Expand All

  • Owners' Project Requirements (OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.) are developed and signed off on by the owner. The OPR works as the guideline to develop a design that meets the owner’s requirements. See the Documentation Toolkit for a template and sample OPR

  • Spray painted photocell.In commissioning a new facility, the commissioning agent discovered that this outdoor photocell controlling the exterior and parking lot lighting had been sprayed with paint and did not function properly. Courtesy Portland Energy Conservation, Inc.The project will benefit from the Owner’s active role in developing the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. with specific goals for energy efficiency and other systems. Owners often find it helpful to state goals in terms of a minimum acceptable level and a specified payback period, for example, “The building is aimed to save 20% energy as compared to a code compliant building with a total payback of less than 5 years. Our goal is to provide a comfortable space with user controlled lighting and ventilation to minimize waste and maximize comfort. The operations and maintenance staff are to be aware and able to support the intent of smooth controls. Owners typically work with the architects to put the project goals on paper. Revisiting meeting notes from initial project discussions can be helpful in assimilating client goals.

  • Commissioning generates an average savings of 28 percent of predicted annual energy use, according to the 2004 study, “The Cost-Effectiveness of Commissioning New and Existing Commercial Buildings: Lessons from 224 Buildings.” (See Resources.)

  • The cost of fundamental commissioning services may vary from $0.35/ft2 to $0.75/ft2 depending on project type, variety of uses, complexity of systems and location of the project to name a few parameters. You may find it most helpful to get multiple proposal of fees and compare the scope to make sure everything required by LEED is covered without additional tasks.

Schematic Design

Expand All

  • Develop the Basis of Design (BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.), working with the design team, including at least the architect, mechanical, electrical and plumbing engineers with lighting designer. Along with the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project., the BOD facilitates constant discussion on realistic owner’s goals and the team’s input in addressing them. The architect, owner, and engineer update the OPR and BOD throughout the project to maintain accuracy for the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., and they are used as benchmarks during cost estimating and value engineering. The BOD also has a general role in project development, beyond its use in commissioning requirements. Items like water conservation, renewable energy and indoor air comfort goals should be included although it is not a common practice. See the Documentation Toolkit for a template and sample BOD.

  • Projects with district energy systems must commission, for the prerequisite, all “downstream” equipment—systems installed for the building’s use and included in the project costs. Downstream equipmentDownstream equipment consists of all heating or cooling systems, equipment, and controls located within the project building and site associated with transporting thermal energy into heated or cooled spaces. This includes the thermal connection or interface with the district energy system, secondary distribution systems in the building, and terminal units. may include air handling units, variable-air-volume (VAVVariable Air Volume (VAV) is an HVAC conservation feature that supplies varying quantities of conditioned (heated or cooled) air to different parts of a building according to the heating and cooling needs of those specific areas.) boxes, duct work, pumps, controls and fans. “Upstream” district energy equipment, such as chillers, boilers, cogenerationThe simultaneous production of electric and thermal energy in on-site, distributed energy systems; typically, waste heat from the electricity generation process is recovered and used to heat, cool, or dehumidify building space. Neither generation of electricity without use of the byproduct heat, nor waste-heat recovery from processes other than electricity generation is included in the definition of cogeneration. equipment and other components of a district heating and cooling plant that serve the project building may need to be commissioned for the Enhanced Commissioning credit.

  • Making project intent clear and specific in writing the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. pays off in numerous ways. The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is better able to accurately bid on the job, and better establish a clear commissioning plan. The more vague the project goals, the less effective commissioning presence will be.

  • The architect, mechanical and electrical engineer, and lighting designer describe the standards, goals and performance levels of the designed building systems in the BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines..

  • The owner can include additional building systems in the commissioning scope, such as the building envelope, fire and safety systems, and water collection systems.

  • Financial incentives for energy efficiency, including commissioning as an integral component may be offered by state and local agencies. For example, New York State pays a portion of a commissioning agent fees and provides further incentives if some energy efficiency recommendations are implemented. See Resources for more information on incentives.

  • Commissioning costs per square foot for multifamily or similar buildings may be higher than open-floor commercial spaces due to the number of systems to be installed and the higher sampling rate of commissioned systems.

  • Payback may be faster for commissioning of systems-intensive facilities such as healthcare facilities and laboratories. A lot can go wrong in the complex controls and building management systems in these facilities, and because of the level of energy consumption involved, those mistakes can be expensive. Commissioning activities like test balancing, functional performance, and sequence verification are particularly useful here while enhanced commissioning activities of staff training verification and manual development highly valuable.

  • If properly implemented, commissioning will pay for itself within a year of operation, or even during design.  Savings are likely to be realized from:

    •   Reduction or elimination of change orders
    •   Reduction or elimination of requests for information
    •   Proper system and component selection
    •   Improved performance.

  • Commercial Interior projects cost in the range of $0.30/ft2 as compared to an average of $1/ft2 for New Construction.

Design Development

Expand All

  • The RFP process should involve the architect and mechanical engineer to be sure that it accurately reflects the project’s requirements. The mechanical engineer lists all the building systems equipment to be commissioned and identifies the required sampling rates in the RFP. If the systems are not yet defined, a description of the mechanical design direction would be included in the project intent and RFP.

  • Request that proposals provide fee breakdowns for fundamental and enhanced commissioning. This would allow the owner to know the cost differential between the services and consider enhanced commissioning.

  • The CxA’s main role is to be the technical expert in the owner’s team. It is in the owner’s or client best interest to hire a CxA by design development and introduce the project goals, team and schedule.

  • Although the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is not expected to deliver much during design, the presence of the CxA in the team meetings and drawings development is more integrated into the process. The team also gets to learn more about the commissioning activities and tailor the drawings based on what the CxA is looking for during document review.

  • Early hiring and meeting attendance by the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. during Enhanced Commissioning may be perceived as high cost, but should allow reduced on-site presence during construction and reduced errors during design and installation. It facilitates a preventive rather than reactive involvement.

  • Choose your CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., depending on the size of your project, the owner's preferences, and whether you are attempting the enhanced credit or simply the prerequisite.
 

    Who can the the Commissioning Agent?

  • An independent consultant, as compared to one from the same firm as the design team, is in the best position to truly represent the owner’s interests during design and construction, including installation of key systems. As commissioning agents are often experienced mechanical engineers, they can provide input into the project design and any recommendations on improved project efficiency.

     

    Commissioning Authority QualificationsFrom the LEED Reference Guide ©USGBC

  • Enhanced commissioning fees are typically 20%-30% more than fundamental commissioning while providing double the benefits. The return on investment is substantially more when the commissioning agent is involved early and is committed to revisit the project in operation.

  • Include commissioning costs during initial project budgeting to avoid later surprises.

Construction Documents

Expand All

  • Incorporate commissioning specifications in Division 1 for general information and commissioning notes into mechanical and electrical specifications. See the Documentation Toolkit for a sample specification.

  • The commissioning agent develops a commissioning plan based on the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project., BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. and commissioning meeting. The commissioning plan works as the guidebook of commissioning for the rest of the team. It demystifies the process and lists the responsibilities of the design and construction team. The plan discusses the roles of key team members, includes the latest versions of the OPR and BOD, specifies system sampling rates, anticipates pitfalls, and provides a commissioning schedule.

  • A good commissioning specification clarifies subcontractor responsibilities associated with verification and testing. Doing so eliminates any potential change orders associated with “extra” work required for systems commissioning.

  • Dedicate a project team meeting to commissioning process to review each team member’s role and scope and to ensure they know what is required for LEED certification.

  • Specifications need to include commission details. If the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is not on board by this point, refer to standard commissioning specifications to ensure it is included in the bid package.

  • Refer to the commissioning plan regularly throughout the project to understand the roles and responsibilities of all team members relative to completing a quality project. It is a valuable document and is regularly under-utilized.

  • Specifications eliminate potential change orders associated with “extra” work required for systems commissioning by sub contractors. These specifications inform the commissioning agent’s responsibility and how it will impact the sub-contractors presence on site. Poorly written specifications that do not include details would leave uncertainties and gaps in contractor’s expectations.

Construction

Expand All

  • CxA with air handling unit.A CxA checks filter placement on a newly installed air handling unit. YRG PhotoThe CxA stays abreast of construction progress by attending at least some meetings and receiving updates. As equipment is installed, the CxA verifies installation of equipment to be commissioned, and performs functional testing in collaboration with subcontractors, including running the duct system under performance specifications and ensuring that they are balanced as required. The CxA runs the heating and cooling systems to ensure there are no installation problems, and the subcontractor corrects any defects or leaks.

  • Normal subcontractor testing can often be performed in coordination with commissioning.  Proper coordination of these activities can reduce total commissioning time and reduce system problems. The commissioning process may require additional coordination time for subcontractors, which can result in additional contract costs. During the construction team bidding phase, include Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. coordination (at a minimum) in the scope of the mechanical, electrical and controls subcontractors.

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. develops a commissioning report for the owner and project team including reports on all visits, observations and recommendations. A Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. Report is the final deliverable. It lists all of the activities carried out, testing results and recommendations. Typical recommendations may refer to misbalanced vents, incorrect fan power, incorrect system sizing, dampers not present where specified, and incorrectly installed switches. The CxA is available for a final meeting and to discuss all recommendations for clarifications. Finally, the CxA completes the LEED Online documentation and uploads all required documents.

  • The commissioning agent’s involvement in team meetings, both in pre-construction and construction, provides the subcontractors the chance to understand the role, tasks and expectations of a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Construction teams benefit from learning how the commissioning activities help their job, decrease their onsite presence by taking responsibility for quality control, and reduce contractors’ liability. For example, a malfunctioning air vent, if not commissioned, will eventually be found after months of fault finding and may cause out of pocket expenses for the sub-contractor.

  • Functional testing, in which the whole system is tested instead of individual components, is a critical part of commissioning. Observations range from larger scale to very basic, such as diffusersIn an HVAC context, diffusers disperse heating, cooling, or ventilation air as it enters a room, ideally preventing uncomfortable direct currents and in many cases, reducing energy costs and improving indoor air quality (IAQ). In light fixtures, diffusers filter and disperse light. supplying more than 10% of the recommended fan rate, outside air enthalpy sensor placed in a return air flow instead of supply flow, or incorrect temperature sensor settings.

  • LEED documentation can be submitted prior to the final commissioning report being completed, including verification of commissioned systems. A contract to complete these items is sufficient.

Operations & Maintenance

Expand All

  • The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. develops commissioning report including all testing and observations. A Commissioning Report is the final deliverable for the commissioning prerequisite. It lists all the activities carried out, testing results and recommendations. The CxA is available for a final meeting and to discuss all recommendations for clarifications.

  • LEED compliance does not require the implementation of commissioning report recommendations, but after having paid the commissioning exercise, not implementing the recommendations would be a waste of money.

  • Commissioning agent with BAS metersThe commissioning agent checks the meters installed on the building monitoring system. YRG PhotoCommissioning supports a smooth transition from design into operations by avoiding future change orders. It ensures the equipment is installed per manufacturer’s instructions and aligned with the design intentA written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project.. It reduces waste of energy and money due to incorrect control settings or system settings that aren’t fully optimized.

  • If pursuing IEQc7.2: Thermal Comfort—Verification, including a user survey on thermal comfort issues, the results can be discussed with the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. to identify any problems. The user survey can be scheduled before the CxA visits to get the results available on time. 

  • USGBC

    Excerpted from LEED 2009 for Commercial Interiors

    COPYRIGHT © 2009 BY THE U.S. GREEN BUILDING COUNCIL, INC. ALL RIGHTS RESERVED

    EA Prerequisite 1: Fundamental commissioning of building energy systems

    Required

    Intent

    To verify that the project’s energy-related systems are installed and calibrated to perform according to the owner’s project requirements, basis of design, and construction documents.

    Benefits of commissioning include reduced energy use, lower operating costs, fewer contractor callbacks, better building documentation, improved occupant productivity, and verification that the systems perform in accordance with the owner’s project requirements.

    Requirements

    The following commissioning process activities must be completed by the project team:

    • Designate an individual as the commissioning authority (CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.) to lead, review, and oversee the completion of the commissioning process activities.
      • The CxA must have documented commissioning authority experience in at least 2 building projects.
      • The individual serving as the CxA must be independent of the project’s design and construction management, though the CxA may be an employee of any firm providing those services. The CxA may be a qualified employee or consultant of the owner.
      • The CxA must report results, findings, and recommendations directly to the owner.
      • For projects smaller than 50,000 gross square feet (4,600 gross square meters), the CxA may be a qualified person on the design or construction team who has the required experience.
    • The owner must document the owner’s project requirements. The design team must develop the basis of design. The CxA must review these documents for clarity and completeness. The owner and design team must be responsible for updates to their respective documents.
    • Develop and incorporate commissioning requirements into the construction documents.
    • Develop and implement a commissioning plan.
    • Verify the installation and performance of the systems to be commissioned.
    • Complete a summary commissioning report.
    Commissioned Systems

    Commissioning process activities must be completed for the following energy-related systems, at a minimum:

    • Heating, ventilating, air-conditioning, and refrigeration (HVAC&R) systems (mechanical and passive) and associated controls.
    • Lighting and daylighting controls.
    • Domestic hot water systems.
    • Renewable energy systems (e.g., photovoltaic, wind, solar).

    Potential Technologies & Strategies

    Engage a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. as early as possible in the design process. Determine the owner’s project requirements, develop and maintain a commissioning plan for use during design and construction and incorporate commissioning requirements in bid documents. Assemble the commissioning team, and prior to occupancy verify the performance of energy consuming systems. Complete the commissioning reports with recommendations prior to accepting the commissioned systems.

    Owners are encouraged to seek out qualified individuals to lead the commissioning process. Qualified individuals are identified as those who possess a high level of experience in the following areas:

    • Energy systems design, installation and operation.
    • Commissioning planning and process management.
    • Hands-on field experience with energy systems performance, interaction, start-up, balancing, testing, troubleshooting, operation and maintenance procedures.
    • Energy systems automation control knowledge.

    Owners are encouraged to consider including water-using systems, building envelope systems, and other systems in the scope of the commissioning plan as appropriate. The building envelope is an important component of a facility which impacts energy consumption, occupant comfort and indoor air quality. While this prerequisite does not require building envelope commissioning, an owner can achieve significant financial savings and reduce risk of poor indoor air quality by including it in the commissioning process.

Organizations

The National Environmental Balancing Bureau

NEBB offers publications, seminars, and certification of commissioning agents.

The AABC Commissioning Group

AABC offers training and certification of commissioning agents and publishes Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. Journal.

Building Commissioning Association

The Building Commissioning Association makes available a number of publications on commissioning.

Building Commissioning Association

A trade group offering publications, process templates and event information.

Oregon Department of Energy, Conservation Division

The Oregon Dept. of Energy has assembled commissioning case studies of a number of Oregon buildings.

Publications

The Cost-Effectiveness of Commissioning New and Existing Building Commercial Buildings: Lessons from 224 Buildings (Evan Mills, Normal Bourassa, Mary Ann Piette, Hannah Friedman, Tudi Haasl, Tehesia Powell and David Claridge, 2005)

A meta-analysis of studies of a large sample of commissioned buildings, this paper, which is concerned with national-level energy goals, was presented at the 2005 National Conference on Building Commissioning, and is a shorter form of a study sponsored by the U.S. Department of Energy.

ASHRAE Journal, February 2000: Establishing Commissioning Fees

This article, featured in ASHRAE Journal, February 2000, reviews the costs associated with commissioning of new building mechanical and electrical systems, using data from 19 facilities. Its purpose is to provide a means to estimate and justify commissioning costs.

Best Practices in Commissioning Existing Buildings

Published by the Building Commissioning Association, this report draws on a number of sets of guidelines to identify the key phases of the commissioning process, and provides a glossary of terms.

Costs and Benefit of Commissioning New and Existing Commercial Buildings

This presentation-format overview of commissioning looks at the reasons for and scope of commissioning, with a focus on the potential for cost savings and avoiding problems.

Stay On-line: Data Center Commissioning (Mark Hydeman, Reinhard Seidl and Charles Shalley, 2005)

An ASHRAE Journal article, this examines the special challenges of ensuring reliability in mission-critical systems supporting facilities such as data centers.

Saving Energy Through Enhanced Building Operations

A list of incentives for commissioning.

Establishing Commissioning Costs (Portland Energy Conservation, 2000; revised 2002)

Offering guidance for estimating commissioning costs during the design and construction phases of a project, this article addresses LEED requirements and special circumstances that can affect the cost of commissioning.

The Value of the Commissioning Process: Costs and Benefits (Chad Dorgan, Robert Cox, and Charles Dorgan)

The authors, strong proponents of commissioning, focus on opportunities for savings and present a method for documenting the benefits of including commissioning from the beginning of a project onward.

Technical Guides

International Performance Measurement & Verification Protocol, Volume I

IPMVPThe International Performance Measurement and Verification Protocol (IPMVP) provides best-practice protocol for measurement and verification of new construction. This standard is referenced in LEED's measurement and verification credits. is the standard in which this credit is based on and these documents should be used in designing the M&V system and plan.

ASHRAE Guideline 0-2005, The Commissioning Process

This technical guideline was put together by technical committees at ASHRAE.

International Performance Measurement & Verification Protocol, Volume III

IPMVPThe International Performance Measurement and Verification Protocol (IPMVP) provides best-practice protocol for measurement and verification of new construction. This standard is referenced in LEED's measurement and verification credits. is the standard in which this credit is based on and these documents should be used in designing the M&V system and plan.

ASHRAE Guideline 1-1996

An older guideline, first published by ASHRAE in 1996.

ASHRAE Guidelines 14-2004, M&V Guidelines

ASHRAE provides technical guidelines for designing an M&V plan. This document can assist project teams in designing and implementing the M&V systems and plan.

Building Commissioning Handbook, 2nd Edition

The handbook on best practices to follow during commissioning is published by the Building Commissioning Association.

M&V Guidelines: Measurement and Verification for Federal Energy Projects

These M&V guidelines are written for federal buildings but could be helpful for many projects.

Whole Building Design Guide (Building Commissioning Association)

This webpage provides an overview of commissioning drivers, benefits, goals, and principles and general commissioning guides, standards, and resources.

Applications Team, Energy-Efficiency Design Applications: Measurement & Verification Documents

This website provides a list of resources to help teams implement an M&V program, the content ranges from guidelines to checklists.

Web Tools

Cx Assistant

A commissioning tool from Energy Design Resources that can estimate costs and develop sample scopes, design intentA written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. documents, BODs, and specifications.

California Commissioning Collaborative

The CCC develops cost effective programs, tools, techniques and a service delivery infrastructure to encourage the use of the building commissioning process in new and existing buildings.

Establishing Commissioning Fees (Ronald J. Wilkinson, 2000)

This article, which appeared in the ASHRAE Journal, uses data for 19 actual projects to look at commissioning costs in various ways. It can be purchased for $8.

Commissioning Toolkit for Small Buildings

A free resource from the State of California, with commiissioning templates you can use.

Commissioning Agents

Use these templates to find and assess a commissioning agent for your project.

Owner's Project Requirements (OPR)

The OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. works as the guideline in development of a design that meets the owner’s requirements.

Basis of Design (BOD)

Prepared by the design team, the BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. explains through narrative and documentation how the proposed design meets the OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project..

Commissioning Specifications

Incorporate commissioning specifications into Division 1.

Commissioning Plan

The commissioning plan works as the guidebook for commissioning, discussing the roles of key team members, and providing a commissioning schedule, among other requirements.

Commissioning Report

The commissioning report is the final deliverable from the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements., including reports on all visits, observations and recommendations.

LEED-CI Silver Office – EAp1

Complete documentation for achievement of EAp1 on a LEED-CI 2009 project.

Construction Submittal

HardhatDocumentation for this credit is part of the Construction Phase submittal.

CI-2009 LEED Online Sample Forms – EA

The following links take you to the public, informational versions of the dynamic LEED Online forms for each CI-2009 EA credit. You'll need to fill out the live versions of these forms on LEED
Online for each credit you hope to earn.

Version 4 forms (newest):

Version 3 forms:

These links are posted by LEEDuser with USGBC's permission. USGBC has certain usage restrictions for these forms; for more information, visit LEED Online and click "Sample Forms Download."

53 Comments

0
0
Jaclyn Whitaker AIA LEED AP BD+C Assistant Director of Sustainability HLW International
May 09 2013
LEEDuser Member

Commissioning Services Contracted Through Design Firm?

We've just received an RFP for a new project instructing my firm to provide fees for LEED Administration, Energy Modeling and Commissioning. For each of my previous projects, the owner has contracting the Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. Agent directly, not through the architectural firm. We've sought out a proposal from a third-party Commissioning Agent, but I wanted to make sure this contract structure is fine for Fundamental and Enhanced Commissioning.

Any insight is welcome!

Post a Reply
0
0
Victor Avedano Principal JALRW Eng. Group Inc.
May 01 2013
LEEDuser Member
102 Thumbs Up

Chiller

Does a chiller have to be considered in commisioning even if the chiller is serving other tenants as well?

Post a Reply
0
0
Tara Messa Fortis Construction, Inc.
Feb 28 2013
LEEDuser Member

Cx requirements for small office remodel

I am working on a project that is a relatively small office remodel seeking LEED certification. My company is the tenant, but we are a general contractor, so we are also essentially the design team and the project owner (not buildin owner). The majority of the remodel is moving a few interior partition walls and changing the use of some spaces. The only HVAC scope is adding an economizerAn economizer is a device used to make building systems more energy efficient. Examples include HVAC enthalpy controls, which are based on humidity and temperature. for our conference room spaces and lighting will almost all be reused with some added daylight/timer controls. Based on the size of the project and scope, we would only be commissioning the new economizer and the lighting controls system, correct? Also, where do lines get drawn between responsibilities when one entity fills the roles of Owner, Design team, and Contractor?

1
1
0
David Hubka Director - Operations, Transwestern Sustainability Services Feb 28 2013 LEEDuser Member 23 Thumbs Up

The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is required to commission the HVAC&R and associated controls, lighting and daylighting controls, domestic hot water systems, and renewable energy systems serving the project regardless of existing or new.

If you are the owner, designer, and contractor you can commission your own work.

Post a Reply
0
0
Adam Targowski Owner ATsec
Jan 29 2013
LEEDuser Member
573 Thumbs Up

LEED-CI Commissioned system

LEED-CI Commissioned system
I have a question concerning commissioned systems.

The office which I would like to certify with LEED CI will have only interior lighting changed. In view of that should the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. commission systems which have not been changed in the office or should it only commission the new systems?

1
2
0
David Hubka GROUP Leader, E3 GROUP Feb 01 2013 LEEDuser Expert 3289 Thumbs Up

The CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is required to commission the HVAC&R and associated controls, lighting and daylighting controls, domestic hot water systems, and renewable energy systems regardless of existing or new. Just because they are existing does not mean they funtion correctly or meet the new/revised function of the space. In my experience I typically find more issues with existing mechanical systems than with new systems when commissioning.

2
2
0
Christopher Snee Sustainability Consultant, AECOM Feb 22 2013 LEEDuser Member 27 Thumbs Up

David has a good point that providing commissioning for existing equipment is beneficial but it is not required for LEED-CI certification. The LEED-CI Reference Guide states, “For commercial interior projects, the scope can vary tremendously. Some may include only lighting systems, whereas others may include all HVAC, service water, and lighting systems.” The bottom line is that you are only required to commission the systems included the project scope.

Post a Reply
0
0
Leticia SooHoo Green Building Consultant soohoocity
Jun 05 2012
Guest
765 Thumbs Up

LEED-CI Cx after occupancy?

I am working on a proposal for a LEED-CI project. The project is a partial TI, about 12,000 SF (on one floor) out of an existing 45,000SF, 2 floor, one tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space..

Below is what the architect communicated to me:

1. The buildoutThe time at which all habitable buildings on the project are complete and ready for occupancy. is just completed last January but now the owner would like to consider LEED-certification.
2. The older, existing areas are from a TI completed about 5 years ago designed by the same architect.
3. I think that the entire suite (two floors) will very likely have to be included in the LEED boundary -- you cannot just certify just a portion of a tenant suite alone. It means the entire space (new and older) will have to be commissioned / retro-commissioned. It also means the team will have to "back-track" and create documentation (like OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.) after the fact.
4. The owner is willing to go through the efforts and expense to obtain LEED certification, but need to know if it is at all possible "after the fact". They are willing to have the entire suite commissioned / retro-commissioned to meet the Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. requirements.

Question is: has anyone completed a project where the buildout is complete and Cx occurred after occupancy?

Please let me know. Thank you.

1
1
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Jul 05 2012 LEEDuser Moderator

Leticia, I see a couple issues here. One, I can't put my hands on it right now, but I think there is a time limit, from date of occupancy, for LEED certification, and the older TI would definitely surpass that.

Two, making up OPROwner's project requirements (OPR) is a written document that details the ideas, concepts, and criteria that are determined by the owner to be important to the success of the project. and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines. docs after the fact doesn't meet the intent of this credit—for EAp1 to actually influence design and construction of the building.

Three, you wouldn't be able to meet the credit requirement to "Develop and incorporate commissioning requirements into the construction documents."

I may be off here, but I see some serious obstacles. Why not do LEED-EBOM certification, which would have some real benefits here?

Post a Reply
0
0
Andrew Gil Architect, Associate, LEED AP BD+C. USGBC NY Upstate Board of Directors HOLT Architects, P.C.
Feb 21 2012
LEEDuser Member
522 Thumbs Up

How to define the "project's energy-related systems"?

I am seeking clarity on this point given the GCBI's June 2011 update of MPRs and the current emphasis on defining a project "in it's entirety". Understanding the requirement to commission every energy-related system that serves the tenant's space starting from the point of origin for that tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space. is relatively straightforward in theory; it's the practice that has me nervous. Unless a wholely independant system, or sub-systems are used, how far *back* will one have to go (i.e. what of base building system heat pumps and Air Handlers with individual VAVVariable Air Volume (VAV) is an HVAC conservation feature that supplies varying quantities of conditioned (heated or cooled) air to different parts of a building according to the heating and cooling needs of those specific areas. boxes in the tenant space): do the HPs and AHUs that ultimatey serve the tenant space have to be commissioned? This is a relatively small tenant in a very large development, and the cost of commissioning could make this an impossible venture (sad, given that the tenant is a nonprofit that promotes and funds various sustainable enterprizes). As always, big thanks to LEEDuser for being there!

1
1
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Jul 05 2012 LEEDuser Moderator

Andrew, sorry for the slow response here! Have you figured out this question?

My understanding is that if the tenant work is altering base systems, then those need to be commissioned as being in project scope, but if just plugging into them, you only have to commission the equipment that you're adding.

Post a Reply
0
0
Matthew VanSweden Community and Environmental Advocate Integrated Architecture
Sep 27 2011
LEEDuser Member
447 Thumbs Up

What are my options

Say, strictly hypothetically of course, that I have a CI project that is complete with minimal HVAC systems in it's scope. Commissioning was never completed nor was a commissioning plan included in the construction drawings. As fundamental commissioning is a prerequisite, I assume I can not get LEED CI certification. Is this true? We are not "in construction," the tenant has been moved in for about a year. If so, I was thinking that, considering this hypothetical client has been expecting LEED certification, we could offer LEED EB:OM but I see in the intro it says "It [LEED EB:OM] is a whole-building rating system; individual tenant spaces are ineligible."

My question: What are my options? Is there an another applicable LEED rating system?

1
5
0
Nadav Malin USGBC LEED Faculty, President, BuildingGreen, Inc. Oct 12 2011 LEEDuser Moderator

I suspect that you're out of luck. However, you could try this angle with the reviewers: The point of requiring Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. in the bid docs to ensure that it will happen. If, instead, you go ahead and do the Cx now and submit the actual Cx report, maybe they'll overlook the fact that it wasn't in the docs? Even if the LEED cert doesn't come through, at least your client will have Commissioned systems...

2
5
0
Matthew VanSweden Community and Environmental Advocate, Integrated Architecture Oct 12 2011 LEEDuser Member 447 Thumbs Up

Thanks Nadav, I suspect this will be the thoughts of the GBCI as well. I formally submitted a CIRCredit Interpretation Ruling. Used by design team members experiencing difficulties in the application of a LEED prerequisite or credit to a project. Typically, difficulties arise when specific issues are not directly addressed by LEED information/guide on this issue so we'll see. The angle I took was to honestly lay out the projects lack of commissioning and ask if the project team followed the LEED EB:OM commissioning requirements for EAp1 and EAc2.1 we could satisfy the intent of this credit. Again, I doubt this will be an acceptable strategy but I'll be sure to check back in.

3
5
0
Erik Ruoff The Green Engineer, LLP Apr 25 2012 LEEDuser Member 316 Thumbs Up

Matthew - Have you heard a response on your CIRCredit Interpretation Ruling. Used by design team members experiencing difficulties in the application of a LEED prerequisite or credit to a project. Typically, difficulties arise when specific issues are not directly addressed by LEED information/guide? Inquiring minds want to know.

4
5
0
Matthew VanSweden Community and Environmental Advocate, Integrated Architecture Apr 25 2012 LEEDuser Member 447 Thumbs Up

Erik --

They basically said that the project could not pursue a LEED ID track. The only option to the owner for being able to say they have a LEED certified lease space would be for them to partner with the landlord of the building their space is within and pursue LEED EB:OM for the entire building, which was not something their landlord wanted to do.

To make a long story short -- this client has essentially been denied the ability to pursue LEED certification.

5
5
0
Erik Ruoff The Green Engineer, LLP Apr 25 2012 LEEDuser Member 316 Thumbs Up

Matthew - I am sorry to hear this... Thanks for the quick reply though.

Post a Reply
0
0
Monu Goyal Environmental Engineer Metadesign Architects Pvt. Ltd.
Aug 25 2011
Guest
303 Thumbs Up

Commissioning for LEED-CI

We are going to commission our interior space to get certify with LEED-CI. My query is that owner has designed VAVVariable Air Volume (VAV) is an HVAC conservation feature that supplies varying quantities of conditioned (heated or cooled) air to different parts of a building according to the heating and cooling needs of those specific areas. boxes in tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space. to control manually and base building developer has provided VFDs in AHU1.Air-handling units (AHUs) are mechanical indirect heating, ventilating, or air-conditioning systems in which the air is treated or handled by equipment located outside the rooms served, usually at a central location, and conveyed to and from the rooms by a fan and a system of distributing ducts. (NEEB, 1997 edition) 2.A type of heating and/or cooling distribution equipment that channels warm or cool air to different parts of a building. This process of channeling the conditioned air often involves drawing air over heating or cooling coils and forcing it from a central location through ducts or air-handling units. Air-handling units are hidden in the walls or ceilings, where they use steam or hot water to heat, or chilled water to cool the air inside the ductwork. to control air based on the return air temperature of AHU. So there is no static pressure control also base building developer can control VFDs by BMS system. I want to know with can be meet requirements of USGBC and complete our commissioning. Because in our interior space we have manual control only.

1
1
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Nov 19 2011 LEEDuser Moderator

Monu, I may be missing something but I am not sure what the question is in terms of commissioning. At least in terms of this credit, I think you simply need to commission the system you have—whatever it is.

Post a Reply
0
0
Harvard University Green Building Services
Aug 03 2011
LEEDuser Member
189 Thumbs Up

Cx for Domestic HW to Point of Connection - Sink only

We have a project where a sink was added as part of the scope and tied into existing cold and HW supply lines, with no alteration to any other part of the domestic HW system. The GBCI review team has asked that we commission this up to the point of connection (i.e. commission the sink).

Our thought is that an appropriate scope for this would be to simply ensure that the flow rate of the sink is in line with specifications (i.e. the OPR and BODBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.), visually inspect for leaks, and ensure that hot water comes out of the tap when turned on. Is this a reasonable scope, or is there something else that would be needed? Anyone else with similar requests?

1
3
0
Jan Wei Director of Commissioning & Critical System, Edwards & Zuck Aug 03 2011 Guest 439 Thumbs Up

I believe your scope description is consist with the intent of the commissioning.

2
3
0
Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Aug 03 2011 LEEDuser Expert 1904 Thumbs Up

I agree, your scope seems reasonable. We have not had this kind of request before. Definately we have commissioned hot water systems and instantaneous heaters, that kind of thing, but not just a sink.

3
3
0
John Albrecht Director of LEED Services, Sieben Energy Assoc. Aug 03 2011 Guest 1509 Thumbs Up

It seems you could also compare the hot water temperarure at the sink to the design HWHeater supply temperature. If there's a significant delta up or down, more investigation is warranted. The cold water temp could also be read to see the difference between City supply water temperature. The same comparison could be done for water pressures. If, instead of a campus with one owner, this were a commmercial space with a lease and landlord, the tenant should make water temperatue and pressure issues known sooner than later.

This basic verification seems more about standard punchlist activity than LEED Cxg, and hopefully the MEP has already verified the above (along with leaks and water hammer) separate from the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. If so, maybe include that page of the project punchlist in the Cxg response to the reviewer also. Where is the line between LEED Cxg report and the MEP Punchlst?

Do the MEP and CxA share their findings (punchlist and csummary xg report) normally? Thanks for the feedack.

Post a Reply
0
0
Seung Shin Na Interior Architect N&Associates
Jun 28 2011
Guest
286 Thumbs Up

Commissioning Budget

Still I don't have many experiences on LEED project so it is hard to guess the range of commissioning cost.
Normally how much do you consider and or estimate for commissioning/enhanced commissioning?
Give me some advices based on your project experiences. Thanks!:)

1
1
0
Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jun 29 2011 LEEDuser Expert 1904 Thumbs Up

I hate to be vague, but the answer is really "it depends". Each project is very unique, and while there are some baseline costs that every Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. project requires, the major item is time on site doing Functional Performance TestingThe process of determining the ability of the commissioned systems to perform in accordance with the owner's project requirements, basis of design (BOD), and construction documents.. So, the amount of equiipment, the type of equipment, the desired statistical testing, fundamental only, enhanced too, etc all factor into the cost.

CI is somewhat unique in that the amount of equipment that is under control of the tennant is highly variable as well, which greatly affects the scope.

My recommendation is to talk with a Cx provider in your area and describe the project or types of projects you do to get an idea of what should be budgeted. In our CI projects, their is no real trend, we have projects that were $0.50/sf to $1.50/sf. It really "depends" on the project!

Post a Reply
0
0
Andrew Laing Vice President Cassidy Turley
Apr 26 2011
Guest
31 Thumbs Up

Define "Owner" on a CI Project

Is the "Owner" the building owner/manager, or the tenant on CI project, assuming it is a multi-tenant building where the tenant and owner are not the same...?

1
1
0
John Albrecht Director of LEED Services, Sieben Energy Assoc. Jun 01 2011 Guest 1509 Thumbs Up

Andrew, for a current LEED-CI v2009 project, I got this feedback from GBCI: "The Project Information forms in LEED-CI v2009 are referring to the Project "Owner" (i.e. the Tenant in my case), unless noted otherwise, and the Project Owner is also the person who should sign the LEED agreement(s)."
Does this help clarify?

Post a Reply
0
0
Michelle Bracewell-Musson Owner, LEED AP Musson General Contracting & Green Expectations Sustainability Solutions
Mar 02 2011
LEEDuser Member
651 Thumbs Up

Achieve LEED CI Without any Mech. or Plumb. Changes?

I have been asked to bid a LEED CI project where there will only be flooring, wall relocation, and added ceiling tiles to 7,000 feet of a 50,000 foot office space. There will be no plumbing relocation or additions. There will be no HVAC, however, some of the ductwork may be relocated. How do I meet the minimun requirements or prerequisites? Can the project be exempt from these requirments if they are not part of the project scope? How do I do this? Would Commissioning be exempt?

1
2
0
David Hubka GROUP Leader, E3 GROUP Mar 03 2011 LEEDuser Expert 3289 Thumbs Up

I would expect the LEED project reviewer would still require you to meet the six items of the Owner's Project Requirements. (see page #124 of the LEED CI reference guide)

The LEED online template allows you to check "Included" "Partial" or "N/A" for each of the MEP systems that require commissioning. If every item is checked as "N/A" you would most likely check the special circumstances box and include a narrative describing your project scope.

Hope this helps.

2
2
0
Michelle Halle Stern Apr 26 2011 Guest 995 Thumbs Up

You can however claim exemption from the Water prerequisite if plumbing isn't in the scope

Post a Reply
0
0
Judy Peterson Sr. Associate - NW Interior Design Heery International
Feb 16 2011
Guest
317 Thumbs Up

Latest a CxA can be brought into project

My client was late in committing to LEED for an interior renovation, so is this prerequisite achievable if commissioning was not incorporated into the project until the construction phase? Also, can a Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. be brought into a project during the bidding phase thru completion and still qualify for this prerequisite?

1
1
0
Jan Wei Director of Commissioning & Critical System, Edwards & Zuck Feb 19 2011 Guest 439 Thumbs Up

The practical situation is that the GCBI is a little lenient on the timing of this prerequisite credit. Usually they are willing to accept this prerequisite under certain conditions 1) The project needs to be early in the construction phase (preferably during submittal review process). So the commissioning requirements and any recommendations from the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. can be incorporated into the project. 2) The client and the project team needs to incorporate the commissioning requirements into the project specification (usually done as an addendum or bulletin), and implement the commissioning plan. Keep in mind that this typically is a change order to the client for the contractors to participate and implement commissioning effort. 3) The client and the project team needs to put together an Owner's Project Requirement, and Basis of Design (BoDBasis of design (BOD) includes design information necessary to accomplish the owner's project requirements, including system descriptions, indoor environmental quality criteria, design assumptions, and references to applicable codes, standards, regulations, and guidelines.) to be review and commented by the CxA. The owner and the project team needs to be willing to review CxA's comments and incorporate any changes that make would improve the operation and maintenance of the systems to be commissioned.

Post a Reply
0
0
James Del Monaco Sustainability Director, PE P2S Engineering, Inc.
Oct 05 2010
LEEDuser Member
609 Thumbs Up

Systems to be Commissioned for CI Project?

I have a CI project which includes the following scope of work: Our project occupies 2 floors of an 8-story office building. There are two central rooftop VAVVariable Air Volume (VAV) is an HVAC conservation feature that supplies varying quantities of conditioned (heated or cooled) air to different parts of a building according to the heating and cooling needs of those specific areas. AHUs which serve all 8 stories. There is a main supply and return riser which taps off onto each floor. The actual scope for the tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space. will be the demolition and renovation of existing ductwork on only our two floors. We will be revising rezoning and laying out new VAV locations with hot water reheat coils.

In the Bird's Eye View narrative above it states "On Commercial Interiors projects, commissioning is required for all systems and equipment installed as part of the tenant’s project scope. This may include, for example, pumps from base building distribution systems, sub-metering equipment, controls, and air handlers"

Per the comment above by Chris Ladner, he states that "The commissioning requirements for LEED 2009 for Commercial Interiors apply to the "Tenant space" that is within the LEED project boundary. This means that commissioning of central systems installed in association with the core & shell portion of the project that are outside the "Tenant space" are not required to be part of the CI commissioning scope.

Both of these items seem to contradict each other which is correct?

Although the air handlers are not located in the tenant space are they still required to be commissioned? We also have air-cooled chillers and their associated pumps which supply chilled water to the AHUs. Do these need to be commissioned? We then have a HHW boiler and associated pumps which pump HHW via a main building riser and a piping loop on each floor to the reheat coils at the VAV box. Would these need to be commissioned? Do just the control vales need to commissioned? Do the pumps need to be commissioned? Or control vales, pumps and boilers? For rooftop exhaust fans which serve all floors and provide general exhaust to our floor (in addition to all others), does this need to be commissioned? The definition of scope is not clearly defined in any of the LEED reference guides or literature. One could argue that all of these systems contribute in someway to the HVAC in our space and would need to be commissioned.

Thanks.

1
2
0
Jan Wei Director of Commissioning & Critical System, Edwards & Zuck Oct 05 2010 Guest 439 Thumbs Up

James,

The Bird's Eye View narrative is a broad description of the commissioning requirements. The reason for the description is due to various tenant fit-out projects and leased agreements, and the amount of control a tenant has on the base building system.

Keep in mind that most of the tenants do not have access or control to the base building system.

Most of the CI projects only involve adding few new equipments and relocating existing equipments, very few projects involve installation of new an entire independent HVAC systems (AHU1.Air-handling units (AHUs) are mechanical indirect heating, ventilating, or air-conditioning systems in which the air is treated or handled by equipment located outside the rooms served, usually at a central location, and conveyed to and from the rooms by a fan and a system of distributing ducts. (NEEB, 1997 edition) 2.A type of heating and/or cooling distribution equipment that channels warm or cool air to different parts of a building. This process of channeling the conditioned air often involves drawing air over heating or cooling coils and forcing it from a central location through ducts or air-handling units. Air-handling units are hidden in the walls or ceilings, where they use steam or hot water to heat, or chilled water to cool the air inside the ductwork., chillers, boilers, pumps, etc).

So LEED only requires CI project to commission the equipments under the tenant's project scope. Thurs the based building equipments and Core & Shell equipments do not apply.

So, based on your description of your project only the VAVs and asscoated control should included under the commissioning scope. But every good commissioning engineer has to consider and evaluate if tenant's HVAC system is compatible to the existing system layout, e.g., Does the existing AHU have VFDA variable frequency drive (VFD) is a device for for controlling the speed of a motor by controlling the frequency of the electrical power supplied to it. VFDs may be used to improve the efficiency of mechanical systems as well as comfort, because they use only as much power as needed, and can be adjusted continuously. and duct static pressure control? How the tenant's equipment control is being integrated with the base builiding BMS (Building Management System)?

Also, do not forget that LEED requires the CI project to commission the HVAC system, lighting system, domestic HW system and any renewable system.

2
2
0
James Del Monaco Sustainability Director, PE, P2S Engineering, Inc. Oct 06 2010 LEEDuser Member 609 Thumbs Up

Thanks Jan. Based on your analysis, i would agree that only the VAVs and associated controls should be included under the commissioning scope as far as HVAC goes. The AHUs, chillers, etc are all part of the base-building system and we do not necessarily have access to them. That equipment is maintained and controlled by the base building facilities staff.

I am also aware that DHWDomestic hot water (DHW) is water used for food preparation, cleaning and sanitation and personal hygiene, but not heating., lighting and renewable systems would be included. Those systems would fall under a similar evaluation as to what is base building and what is tenant scope.

Post a Reply
0
0
Augusto Velazquez aceava
Sep 19 2010
LEEDuser Member
221 Thumbs Up

Commissioning Agent

I am looking for assistance in determining if I qualify as a commissioning agent. I have performed commissioning in many pharmaceutical projects throughout my career however none using LEED guidelines. Can I qualify as a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. for a LEED project with documentation of prior commissioning jobs (that are not LEED)?

thanks,

1
2
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Sep 22 2010 LEEDuser Moderator

The LEED requirements don't specifically call for experience on LEED projects, so I would say you're good to go.

2
2
0
Jan Wei Director of Commissioning & Critical System, Edwards & Zuck Oct 05 2010 Guest 439 Thumbs Up

It depends on the project that you are going to work on. I believe LEED requires at least 2 similar project experiences in order to qualify to be a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Commissioning experience in pharmaceutical (or validation) might not qualify you to commissioning a commerical building due to differences in equipments and systems. Unless during your past experience you have encounter similar equipment and system type.

Post a Reply
0
0
TINGXI WANG
Aug 04 2010
Guest
202 Thumbs Up

CxA from owner

in my project, the owner designate its company's enginer as the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Is that OK?

1
8
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Aug 16 2010 LEEDuser Moderator

Yes, as long as they are not a member of the design and construction team.

2
8
0
Steve Khouw Principal, DNA GreenDesign Aug 19 2010 LEEDuser Member 1289 Thumbs Up

...and the project is not more than 50,000 square feet. Otherwise an independent CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is required.

3
8
0
John Albrecht Director of LEED Services, Sieben Energy Assoc. Aug 28 2010 Guest 1509 Thumbs Up

Doesn't the building engineerA qualified engineering professional with relevant and sufficient expertise who oversees and is responsible for the operation and maintenance of mechanical, electrical and plumbing systems in the project building. also have to meet the LEED requirement of experience on 2 projects as the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.?

4
8
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Aug 29 2010 LEEDuser Moderator

Yes. I didn't mean to exclude these additional requirements in my original response. I was simply trying to speak to the issue of whether the person can be on the owner's staff.

5
8
0
Omer Moltay Sep 20 2010 LEEDuser Member 2087 Thumbs Up

Regarding Steve Khouw's message:

p.221 Table 2 of the LEED Reference Guide clearly states that "Owner employee or staff" can be the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. regardless of the square feet of the building.

Also in the text, both for the cases "larger than 50,000 sq.ft." and "smaller than 50,000 sq.ft." , the CxA can be "a qualified staff member of the owner".

Please correct me if I am wrong.

6
8
0
Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Sep 28 2010 LEEDuser Moderator

Yes, in any situation it  can be a qualified staff person for the owner.

7
8
0
Jan Wei Director of Commissioning & Critical System, Edwards & Zuck Oct 05 2010 Guest 439 Thumbs Up

The responsibility of the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. is to verify the Owner's Project Requirements is being implemented throughout all the project phases. In another word, verifying owner's interest is being protected. So if the CxA is from the owner's side or an independent firm of the design or construction team (conflict of interest) would qualify.

8
8
0
Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Mar 03 2011 LEEDuser Expert 1904 Thumbs Up

As far as I know, if someone on the owners staff has the experiance and requisite projects, they can be the fundamental and enhanced commissioning agent. As long as they comply with all the requirements for the review and implementation.

I served that function for our office expansion which gained LEED Silver a couple of years ago, and we got both EAp1 and EAc3.

Post a Reply
0
0
Chris Ladner Partner Viridian
Feb 15 2010
LEEDuser Expert
1720 Thumbs Up

Fundamental/Enhanced Commissioning Scope

The commissioning requirements for LEED 2009 for Commercial Interiors apply to the "Tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space." that is within the LEED project boundary. This means that commissioning of central systems installed in association with the core & shell portion of the project that are outside the "Tenant space" are not required to be part of the CI commissioning scope. Please note that since the original systems were probably installed without the terminal systems included, the air and water systems as well as the building control systems may not be configured correctly to support the new systems. Ensure that your test and balance provider, building controls provider, as well as your CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. are aware of the original setup of the core & shell systems. The CxA should not be required to repeat the commissioning on the existing systems.

Post a Reply
0
0
Barron Dean Vice President B&A Consulting Engineers
Feb 15 2010
Guest
75 Thumbs Up

Fundamental/ Enhanced Commissioning Scope

We are currently designing the tenant fit-out for a Core and Shell building that has just recently been Certified as Gold and all Energy related systems have been commissioned. What is the scope for fundamental and enhanced commissioning to get the 10 floors of tenant spaceTenant space is the area within the LEED project boundary. For more information on what can and must be in the LEED project boundary see the Minimum Program Requirements (MPRs) and LEED 2009 MPR Supplemental Guidance. Note: tenant space is the same as project space. certified for LEED CI? Does the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements. have to repeat the commissioning that has already been performed on the energy systems?

Post a Reply
0
0
Judy Peterson Sr. Associate - NW Interior Design Heery International
Sep 02 2009
Guest
317 Thumbs Up

Automatic Credits for tenant improvement in new LEED Silver bldg

Are there credits which can automatically be taken for a tenant improvement project in a building which is LEED Silver under v2 of Shell and Core?

1
1
0
Devon Bertram Sustainability Manager, YR&G Sep 08 2009 LEEDuser Member 2896 Thumbs Up

The only credit a CI project in a LEED certified building can automatically achieve is SSc1 Site Selection, Option 1.

However, there is possibility for the project to achieve some credits (mostly under Sustainable Sites) through the same compliance path as that of the CS building if the requirements have been met (i.e. SSc2 Development Density and Community Connectivity, SSc3.1 Public Transportation Access, SSc3.2 Bicycle Storage and Changing Rooms, SSc3.3 Parking Availability).

If SSc3.2 Bicycle Storage and Changing Rooms and SSc3.3 Parking Availability have been pursued and achieved by the CS project, the CI tenant must somehow have these elements designated to their space and occupants. This can ensure the tenant has access to / owns the bike racks and preferred parkingPreferred parking, available to particular users, includes designated spaces close to the building (aside from designated handicapped spots), designated covered spaces, discounted parking passes, and guaranteed passes in a lottery system. spaces over other tenants.

Additionally, if low flow water use fixtures have been installed as part of the CS LEED certified project, this may award the CI tenant credits (however, note 20% Water Use Reduction is now a prerequisite in 2009, and not a credit).

Post a Reply
0
0
John Garra President Square One Architecture, Inc.
Aug 26 2009
Guest
267 Thumbs Up

CxA Qualifications?

I'm looking for information regarding the qualifications of a CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.. Do you have any Direction?

1
1
0
Ben Stanley Sustainability Manager, YRG sustainability Sep 01 2009 LEEDuser Expert 3047 Thumbs Up

The current accreditations/certifications that are out there for commissioning agents are not very meaningful due to limited curriculum and a lack of field experience required to earn them. We'd recommend looking for Cx1. Commissioning (Cx) is the process of verifying and documenting that a building and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the owner's project requirements. 2. The process of checking the performance of a building against the owner's goals during design, construction, and occupancy. At a minimum, mechanical and electrical equipment are tested, although much more extensive testing may also be included. agents through local utilities, state and local agencies, or full members of the Building Commissioning Association. Also, any prospective agents should be able to demonstrate experience on a similar project type. Note that CI 2009 Cx credits are now aligned with all the other rating systems. As such, Cx requirements have become more stringent than CI 2.0 and Cx agents now need to have experience in at least 2 projects. This wasn't the case for CI 2.0

Post a Reply

Start a new LEED comment thread

Welcome !
May 20 2013
Type the characters you see in this picture. (verify using audio)
Type the characters you see in the picture above; if you can't read them, submit the form and a new image will be generated. Not case sensitive.

Copyright 2013 – BuildingGreen, Inc.