CS-2009 EAp1: Fundamental Commissioning of Building Energy Systems

  • NC, Schools, CS EAc3 & EAp1 Enhanced Cx Diagram

  • Benefits of commissioning

    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.

    What is fundamental vs. enhanced commissioning?

    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.

    On Core and Shell projects, the full scope of commissioning activities are required for all applicable systems installed, although some commissioning activities may be limited by the core and shell scope. Testing procedures in the commissioning plan may have to be changed or eliminated for incomplete systems, but should to be noted in LEED documentation.

    Scope of commissioning

    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

    Mechanical system imageCommissioning 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  approximately $0.75/ft2 for Core and Shell projects. That 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.

  • Specifics for CS projects

    Commissioning is required for all energy-related systems that are part of the core-and-shell project. Conversely, if a system is not part of the core-and-shell scope, then commissioning is not required.

    If your project is limited to providing a "cold dark shell," you might have no energy-related systems and theoretically may have nothing to commission for this prerequisite, making you exempt from it. Be careful, though, that you're not overlooking anything that could endanger your qualification for the prequisite.

Legend

  • Best Practices
  • Gotcha
  • Action Steps
  • Cost Tip

Pre-Design

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  • 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

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  • 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.

  • The cost of commissioning Core and Shell spaces is typically less than New Construction because the installed systems would be limited to base building and may not include detailed fit out with controls, demand controls, pumps or VFDs.

Design Development

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  • 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.

  • Core and Shell projects may have a limited scope of work and lower commissioning fees as the building systems to be commissioned are limited to the base building equipment. However efficient equipment installation and operations of base building is as important for achieving energy savings as it is for a complete fit out spaces.

Construction Documents

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  • 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

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  • 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

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  • 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 Core and Shell Development

    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, calibrated and perform according to the owner’s project requirements, basis of design and construction documents.

    Benefits of commissioning include reduced energy use, lower operating costs, reduced 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 firms 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 (4,500 gross square meters), the CxA may be a qualified person on the design or construction teams 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 (if they are installed as part of the core and shell project):

    • 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. 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 of 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 that 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 the risk of poor indoor air quality by including it in the commissioning process.

    The LEED Reference Guide for Green Building Design and Construction, 2009 Edition provides guidance on the rigor expected for this prerequisite for the following:

    • Owner’s project requirements.
    • Basis of design.
    • Commissioning plan.
    • Commissioning specification.
    • Performance verification documentation.
    • Commissioning report.

Technical Guides

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.

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.

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.

Publications

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.

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.

Organizations

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.

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.

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.

Construction Submittal

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

LEED Online Forms: CS-2009 EA

The following links take you to the public, informational versions of the dynamic LEED Online forms for each CS-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.

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

The following links take you to the public, informational versions of the dynamic LEED Online forms for each CS-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.

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

49 Comments

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Ronald Dean Sumac Inc.
Apr 15 2013
LEEDuser Member
134 Thumbs Up

Who can be the CxA?

I have two specific questions:
1. Just to confirm, is it necessary that the 2 projects of experience 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. are LEED certified (or persuing LEED)?
2. Is it mandatory that the CxA have experience as CxA literally? I wonder this because the possible CxA for my project has experience in the design, management and specialist of the equipment startup in more than two projects, this is more than the responsibilities of the CxA, however, strictly speaking, he wasn't the CxA literally (he hasn't this title for those projects). So, he can be the CxA for my project? I think he can.

Please advice.

Thanks in advance.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Apr 16 2013 LEEDuser Expert 1919 Thumbs Up

Without specific information on experience, it is hard to determine if this would be acceptable, but I have also not had GBCI push back on any of our projects. What we do internally is much as we would do with any engineer in our firm. We have them gain experience on several different commissioning projects, working in various detail until they have completed a couple of projects 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. under one of our senior staff who are there to help and guide them through the process. Then they can use those projects in the required on-line template to be the main CxA for projects from that point on.

To my knowledge, and I am sure that someone else will correct me if I am wrong, the two commissioning projects do not have to be LEED or Certified. About half of our commissioning work is LEED, and the rest is because it is the right thing to do. Typically we use LEED projects when we are submitting, as we are assuming that someone at GBCI could look them up and see our names on those projects (either as submitting, or as someone involved in the project)…just one way to make it as easy to approve as possible.

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Ronald Dean Sumac Inc. Apr 16 2013 LEEDuser Member 134 Thumbs Up

Thanks for the reply Scott.

For one thing, something I was wondering about is how the GBCI reviewers will check and approve the information of the projects in which 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. participated (his experience) in case those projects aren't LEED Certified. So I'm kind of confused about that.

For another, Scott, according to the case of the engineers of your firm, I understand that the CxA must document experience as CxA and not as other roles that may be important in a project too.

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Apr 16 2013 LEEDuser Moderator

Ronald, to back up Scott's point, the project experience does not have to be on LEED.

I would say that the requirement is to have 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 CxA experience literally, although as Scott discusses, you can get this experience under someone else's wing.

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Ronald Dean Sumac Inc. Apr 16 2013 LEEDuser Member 134 Thumbs Up

Thanks for your response Tristan. I'll have it into consideration for my project.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Apr 16 2013 LEEDuser Expert 1919 Thumbs Up

Ronald, I have often wondered myself how GBCI confirms the projects listed, and up to this point I think it is on the honor of the person filling out the submittal. We have certainly not been questioned up to now. I just told how we do it in the firm; our standard practice. Our 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. Plan and final reports always list everyone from our team that worked in the commissioning role, so that is what I meant by if they do look back to one of the projects listed, they will see my name or the engineer we are developing 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. doing most of the CxA work under my direction. So yes, we make sure that our engineers assigned know all the commissioning tasks, not just that they worked on the project. That is one of the benefits of a firm of our size, we have that ability to staff and train.

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Jean-Baptiste Noel ESD Operations Manager Green & Global Consulting Pte. Ltd.
Mar 26 2013
LEEDuser Member
19 Thumbs Up

Cx and contractors

Hi all,

Our current project is a Design & Build, for which the MEP contractors are required to hire a third party to commission their systems (so each MEP will probably have a different company responsible for their 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.).

As this is a current practice locally, is this acceptable for EAp1 and EAc3? If not, is it possible for the Owner to hire a third party 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 coordinate the other commissioning results?

Thanks.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Apr 02 2013 LEEDuser Expert 1919 Thumbs Up

There is a very good table in the BD+C Reference Guide that answers these kinds of questions. Look at Table 2 on page 221 of the guide.

Good practice would not have 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. be contracted through the mechanical or electrical contractors, the connection is just too close. There are ways for EAp1 to be completed by disinterested employees of the construction team to do the commissioning, but that is clear for projects under 50,000 sf. On projects larger than 50,000 sf, they add the phrase “Disinterested employee of subcontractor of general contractor or construction manager”, so I would interpret that for larger projects, it could not be the MEP contractor, but the GC or CM could provide that work…again for fundamental only.

The best option is to have the owner or architect contract with a third party CxA for the total project. That will bring the best value, the best results, and at a lower cost than having several CxAs involved.

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ICE Co. Indochine Engineering Vietnam Ltd
Nov 05 2012
LEEDuser Member
220 Thumbs Up

LEED documentation submitted prior to the final commissioning

Hi all,

Our project is in construction phase and we've submitted for construction preliminary review phase without the final commissioning report. We do provide a contract with 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. assuring that the report will be completed.

When will we need to submit the final commissioning report? Can we expect that in the construction final review stage?

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Nov 05 2012 LEEDuser Expert 1919 Thumbs Up

Under v2009, there are two selections in the template, one if the report is done, the other if it is not. If the report is done, then you only have to upload an executive summary of the report. If not, then you have to upload a draft of the executive summary, the contract (fees can be redacted), and examples of FPT tests for two of the commissioned systems.

So you never have to upload the full 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.

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Tony Schafer
Jul 19 2012
Guest
158 Thumbs Up

HVAC Contractor as CxA for EAp1?

Is it possible for an employee of the HVAC contractor to 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. for fundamental commissioning only? The wording in the reference guide is a little vague on this so I'd appreciate clarification if anyone can provide it. Thanks

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jul 19 2012 LEEDuser Expert 1919 Thumbs Up

For Fundamental only, yes, they could. Personally I would not recommend that, but per the Standard it could be someone from the construction management. It would have to be someone independent of the design and construction teams (ie their only role in the project would be 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 under 50,000 GSF, the CxA can be a “qualified person on the design or construction teams” with the required experience, ie anyone that has the experience even if they have other roles on the project.

Table 2 on Page 221 of the BD+C Reference Guide also gives this information, but maybe that is your concern. I think that “Disinterested employee or subcontractor of general contractor or construction manager” would include the HVAC contractor.

Again, I would not recommend this, but that is the way I read the Standard. One of the great values of commissioning comes from a totally disinterested party with extensive experience providing the service. This brings the value added quality assurance that can help all team members, both on design and construction side, be more successful.

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Ward Miller Chief Environmental Advisor Alpenglow Advisory
Jun 16 2012
LEEDuser Member
261 Thumbs Up

Concept Designers as CxA?

The project in question is a design and build project for which the general contractor will be assigned the project's design and construction activities; however, there is an architectural and engineering firm creating the conceptual design for the project. These concept designers are contracted directly by the project owner, are completely independent of the design and build contractor, and following the completion of their work during the conceptual design phase, they will have no role in the detailed/technical/structural or any other design or construction related to the project.

Requirements for EAp1 & EAc3- Fundamental & Enhanced Commissioning specifically state that 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.) may not be the same as the design team. As this project is a design and build and the concept designers will be 100% independent of the project's design beyond the concept phase, it appears as though there should be no issues/conflicts if the concept designer were to fulfill the role of CxA, but when I asked GBCI, they essentially said they have never come across the issue (how is this possible?) and to submit a formal inquiry. I thought I would try here first... Can the concept designer (independent of detailed project design and construction) contracted directly by the owner of a design and build project fulfill the role of the commissioning authority for EAp1 and EAc3 provided they have the required experience?

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Chris Ladner Partner, Viridian Jun 17 2012 LEEDuser Expert 1737 Thumbs Up

The intent of the 100% independent requirement is to ensure that 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. will have not have a conflict of interest with the design and construction of the project that would compromise their support of the owner. The conceptual design support provided by the CxA is a critical step in the complete commissioning process. I would think that any involvement of the CxA in the architectural or engineering design, conceptual or detailed, would not be approved by the GBCI.

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Douglas Ross Project Manager, Gray Construction Jun 18 2012 LEEDuser Member 76 Thumbs Up

Ward:
Is the owner contracted A&E firm only preparing the RFP drawings? If so, I wouldn't see any conflict. It might be a different story if the A&E firm was still involved in the "concept" design process after the Design/Build contract is awarded.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jun 18 2012 LEEDuser Expert 1919 Thumbs Up

Well…we have done just this and it was approved for EAc3 by GBCI. We helped the owner develop a very detailed scoping document (with the architect as well) which was really an 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., it just had more criteria than you would typically see. We worked directly for the owner through the whole process, completing all 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 AND some other services related to LEED, such as investigating some renewable credit for a part of the company that developed wind power, Measurement & Verifications, etc.

I think it all depends on how far you go in “design”. In our case, we were setting very specific criteria and metrics they needed to meet, and as an MEP firm, we could evaluate their ability to meet that with their design. The owner was quite pleased with the whole process, and in fact we exceeded the original intention to be Silver and got to Gold (and actually close to Platinum).

So, I am going to respectfully disagree with you Chris…and say “it depends”. If we had flushed out the sizing and all the systems, and dictated number of units, etc, I could see your point. The D/B contractors were clearly and definitely the EOR and fulfilled all those roles.

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Chris Ladner Partner, Viridian Jun 18 2012 LEEDuser Expert 1737 Thumbs Up

Determining the system type, basis of design, sizing criteria, etc. is "design". I think it is a conflict to design the system and provide commissioning services. Just because the GBCI reviewer approved it does not mean it meets the intent of the credit.

In your example I can't tell if you were the engineering firm of record. If so, I would not think that meets the intent of an "independent, uninterested, third-party.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jun 19 2012 LEEDuser Expert 1919 Thumbs Up

Chris, the Design/Build Contractors were the Engineer of Record (see last sentence in my post). I do not think setting specific criteria is “design”. We were helping the owner develop a very detailed 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., which included things like specific power requirements for the open office, maximum power per circuit, specific occupancy levels, requirements for daylight control…things that made sure that all the D/B contractors were all proposing the same “performance” level. Then 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. we were both confirming they met the performance criteria and doing a peer review.

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Ward Miller Chief Environmental Advisor, Alpenglow Advisory Jul 26 2012 LEEDuser Member 261 Thumbs Up

Thanks for all the input guys. As I didn't come away with a consensus from the above discussion, so we 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, which I got back earlier today. The answer provided is: "The project in question is a greater than 500,000 square feet, multi-building “design and build” project and is asking whether the A&E firm, who is only responsible for the conceptual design of the project, qualifies for 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.) for EAp1 (Fundamental Commissioning) and EAc3 (Enhance Commissioning).

Please note, since the A&E firm has schematic design responsibilities for this project, for example, the drawings and written specifications required for RFP documentation and for the issuance of the building permit ["they are NOT the engineer of record" that will be shown on the "as built"] as described does not qualify for a “disinterested” party. “Disinterested” means the party has no project responsibilities other than commissioning. For projects larger than 50,000 square feet, the individual serving as the CxA on a LEED project must be independent of the project’s design and construction teams.

Note that the LEED Reference Guide for Green Building Design and Construction, 2009 Edition (Updated June 2010), EAp1 Section 5 Table 2, Commissioning Authority Qualifications, has clearly defined the requirements for the CxA qualifications. The employee of the A&E firm who are responsible for the conceptual design of the project do not qualify for the CxA for both fundamental commissioning and enhanced commissioning tasks. If the commissioning tasks will be completed by “disinterested” employee of the firm, who do not have design responsibilities for this project, the individuals qualify for the CxA for fundamental commissioning tasks. Therefore, in this case, the project is eligible for EAp1 but not for EAc3."

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Oct 18 2012 LEEDuser Expert 1919 Thumbs Up

Ward, I tried to find this 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 to answer another post under NC, but could not. Was this a private response? This establishes and important definition that we all need to incorporate into our practice. As indicated above, we did this once, so do not want to do again if this has been clarified.

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Ward Miller Chief Environmental Advisor, Alpenglow Advisory Oct 19 2012 LEEDuser Member 261 Thumbs Up

I just took a look myself and it is indeed not in the database. The only way I can seem to access it is via LEED Online. Does a project have to be certified prior to putting related CIRs in the database? Under "Project CIR Status:" it is written "Completed July 26, 2012". I submitted it on June 28 with Inquiry #000400009065. I agree it has important implications and I am actually surprised it has never come up before. This is the first CIR I have submitted, does one have to do something for USGBC to include the ruling in the database?

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Oct 19 2012 LEEDuser Moderator

Yes, CIRs are project-specific, LEED Interpretations, which cost extra, or require USGBC staff or committees to pull from CIRs, are general and published in the database. See our announcement about LEED Interpretations from a while back.

If this is a useful CIR for others, someone should lobby USGBC staff to elevate it, or pay a fee for that review.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Oct 19 2012 LEEDuser Expert 1919 Thumbs Up

I indeed feel this is an important and useful 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. We need more clear definitions on who 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. because we have many more ways projects are delivered than the current chart can address. We are beginning to work more in the middle east, and the delivery model is so different, that it is challenging to define traditional roles like in the US.

So please take note all you USGBC people lurking round LEEDuser, you have now been lobbied!

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Ward Miller Chief Environmental Advisor, Alpenglow Advisory Oct 19 2012 LEEDuser Member 261 Thumbs Up

Thanks for the article Tristan, my only question dives into another issue. Without project teams agreeing to pay the fees they do, many of us would not have much work and the USGBC/GBCI would not be the successful organizations they have become: Sure, CIRs should be paid by the project team, as they arise as project specific issues, BUT should the project teams really also be the ones responsible for paying to further clarify LEED through Interpretations? My understanding is that USGBC does continue to publish project specific CIRs on occasion, does anyone know the process it uses to determine which ones are shown in the database and which ones are not? I shared the answer above simply because as others have agreed, I strongly believe it has important implications, especially for international projects where some countries' languages do not even have a native word for commissioning!

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Oct 19 2012 LEEDuser Moderator

Ward, my understanding is that USGBC does choose CIRs that they think have useful implications to share more broadly, as LEED Interpretations. They also wanted to give project teams an option to push CIRs up to that level, hence the fee for that level of review. In some cases a project team could have a reason for wanting a precedent setting ruling they could apply to another project, but the issue might not be a priority for USGBC. The move away from all CIRs being published and applicable was to encourage consistency and quality in rating system requirements.

Is it a perfect system? No, but hopefully the background and reasons for it are understood so that you can work with it better and suggest improvements.

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nalat yulong
May 29 2012
LEEDuser Member
7 Thumbs Up

Commissioning Agent Experience Template Form

The commissioning agent for our project indicated there is a LEED template he has completed in the past documenting his experience as an agent on similar projects and detailing his certifications. Is this a template available on leeduser or the USGBC website? I haven’t been able to find it.

Thanks.

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants May 31 2012 LEEDuser Expert 1919 Thumbs Up

Under v2009, 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. enters that information directly in the template for EAp1. Under v2.2, I used to include my personal firm resume that showed the projects I have completed.

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Ken Dooley Manager Environmental Group Granlund Oy
Mar 02 2012
LEEDuser Member
12 Thumbs Up

Commissioning existing energy systes

We have building renovation that is refurbishing 80% of a building aiming for CS 2009. There will be some existing ventilation and cooling systems that (a) have primary plant that is being retained and changes to the secondary in-room equipment (b) are being retained exactly as they are today. Must we commission these existing systems?

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Chris Ladner Partner, Viridian Apr 06 2012 LEEDuser Expert 1737 Thumbs Up

The reference guide refers to "commissioning of energy related systems that "are installed as part of the project". That being said, I would probably suggest that you commission any system that is required to be upgraded for code reasons or if it is being adapted to meet other LEED requirements (OSA, efficiency, etc.).

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BKSK Architect BKSK Architects
Feb 28 2012
LEEDuser Member
473 Thumbs Up

LEED NC - Tenant Commissioning

Our base building will be fully commissioning, but the small first floor tenant fit out is not in the scope of the project, beyond providing base building systems. If we are certifying for LEED NC2.2, are we required to commissioning the tenant's systems that they install or must we require that they commission their systems through the tenant guidelines? Or is commissioning the base building system sufficient for NC certification?

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Chris Ladner Partner, Viridian Apr 06 2012 LEEDuser Expert 1737 Thumbs Up

Base building is enough if the tenant finish is not within your scope. The owner will have to ensure that they have a strong set of tenant guidelines that meet the LEED requirements.

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Jorng-ren Chern CEO Enertek Sustainable Design & Technology
Oct 25 2011
LEEDuser Member
503 Thumbs Up

Residential HVAC included in commissioning scope of LEED CS?

I am working on a condominium project which is planning to certify LEED CS.
The residential units will be sold to buyers when the construction is complete.

The project owner will build the structure and core MEP. The interior construction of residential areas, including HVAC, will be left to buyer. There would be no central HVAC system in the core of the building.

The project owner explained that buyers would install their own HVAC based on their interior design and required cooling load.

Shall I include the HVAC systems of residential units in my commissioning scope? If not, it would be very few items in commissioning scope because most of HVAC service would be residential areas and there is not much HVAC equipment need to be commissioned for this project.

Thank you.

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Nov 21 2011 LEEDuser Moderator

Jorng-ren, you must only commission equipment that falls within the LEED-CS scope.

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Omar Katanani
Sep 27 2011
LEEDuser Member
5179 Thumbs Up

OPR Format - Tabular vs. Narrative

Dear all,

Can 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. be written in a tabular form, instead of a narrative, especially that we are not required to upload this?

Thanks!

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Nov 20 2011 LEEDuser Moderator

George, I think that should be fine, as long as the information is clear enough.

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sompoche sirichote
Aug 16 2011
LEEDuser Member
66 Thumbs Up

Tenant area commissioning

Our project is an office building with 10 floors on the top are leased out as a hotel tenant and we are seeking for LEED CS certified.
If the mechanical and electrical plant of the hotel are separated from the base building, can we do the commissioning scope cover only the core and shell of the base building and not include the hotel part which is only one big tenant?

However, can we include the hotel electrical and mechanical equipment in the energy simulation?

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Chris Ladner Partner, Viridian Nov 21 2011 LEEDuser Expert 1737 Thumbs Up

The scope of the systems applied for the project should be consistent. 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. and modeling should cover the same scope of systems.

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Eileen Hughes Perkowitz+Ruth Architects
Jul 22 2011
Guest
288 Thumbs Up

Fundamental commissioning of the base building

General Contractor is working on the base building, which is required to be LEED CS certified. There is a tenant in the base building that is beginning construction prior to the fundamental commissioning of the base building. Will the tenant need to hold off on connecting to the base building RTUs until the base building has completed its fundamental commissioning? We do not want the construction of the tenant work to interfere with the LEED certification of the base building and vice versa.

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Chris Ladner Partner, Viridian Jul 25 2011 LEEDuser Expert 1737 Thumbs Up

I would assume that the RTU's will need to be commissioned before the 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 (?) associated with the tenant-finish can be commissioned. As long as this is the case, I would not think that the tenant-finish portion of the work would have an impact on the CS portion. In the meantime, connecting to the system should not be an issue as long as the CS systems are following the commissioning process.

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Lawrence Lile
Jun 16 2011
Guest
86 Thumbs Up

Can a shell be LEED Core and Shell certified without HVAC?

We are working on a project with two stages. The first stage is a shell building, the second stage is a tenant finish-out.

The HVAC system is part of the tenant finish-out stage. The tenant asks that the shell building be LEED certified. Is it possible to LEED certify a building with no HVAC system? No matter how thick the walls, it won't use any energy! Applied to EA prerequisite 1 - what is there to commission if there is no HVAC?

Since fundamental commissioning is a prerequisite, is this a showstopper?

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Nov 20 2011 LEEDuser Moderator

Lawrence, please see LEEDuser's guidance on 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. for a "cold, dark shell" at the bottom of the Bird's Eye View tab above. And I apologize for the slow response to your question.

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Jalal Avades President, AGR Consulting, LLC Aug 16 2012 LEEDuser Member 150 Thumbs Up

So, if my C&S project was to install Roof Top Units but without electrical connection (or ductwork) at this stage, we are exempt to report anything about these RTU's? also, in my project, all we have the elctricity connected to are the exterior lights, and the rest of the systems (HVAC/interior Lighting/Water Heaters) would be part of the future T.I.

all I have to report is 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. of the exterior lighting, correct?

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Robyn Williams Heeks Tise-Kiester Architects
Oct 06 2010
Guest
215 Thumbs Up

Documentation

It appears to me that neither 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. or 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. documents are required uploads for this pre-requisite. Am I missing something?

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Oct 08 2010 LEEDuser Moderator

No, they don't seem to be required uploads. For many credits, you're required to complete some document but not necessarily upload it. This seems to be one of those.

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Chris Munn Director, National Operations Chelsea Group, Ltd.
Mar 17 2010
LEEDuser Member
1285 Thumbs Up

Post-Construction

Can this prerequisite be achieved if commissioning was not incorporated into the original design and construction phase? I am working with a building that was built and remained unoccupied for two years before deciding to pursue LEED-CS. We have commissioned the building post-construction, but will this be enough to comply?

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Chris Ladner Partner, Viridian Apr 02 2010 LEEDuser Expert 1737 Thumbs Up

Chris, Unfortunately I believe this project will not comply with the CS requirements. The intent of commissioning is 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. to establish the owners requirements and then ensure that the implementation and function of the building systems meet those requirements. A completed project excludes this capability by default.

The Refernce Guide requires that the commissioning agent review 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. which must be done before final design (ideally before schematic design) and that commissioning must be incoporated into the construction documents. I am fairly confident that your project commissioning strategy would not be approved by the reviewer.

I am sorry for the bad news and my delay in responding to your question (I actually took a vacation).

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Jose Salinas Mr, Poch & Associates Jan 04 2011 LEEDuser Member 550 Thumbs Up

Chris,
I am in a similar situation, however my client bought the building when only the structural work was finished. Then he decided to certify LEED; appointed 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., and implemented several modifications: changed the HVAC, installed automatic external courtains for energy savings, new control systems, changed the illumination system, changes the water appliances, etc. According to this, I was told that it is possible to certify since the building was not completely finished, and it was possible to commissioning of the energy related systems. Is that correct?

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Tristan Roberts LEED AP BD+C, Editorial Director – LEEDuser, BuildingGreen, Inc. Jan 20 2011 LEEDuser Moderator

Jose, I would say it is possible to certify for the reason you give, although I hope Chris or someone with more experience will weigh in.

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Chris Ladner Partner, Viridian Jan 21 2011 LEEDuser Expert 1737 Thumbs Up

First, sorry for the delay. We have been busy with a lot of 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. work lately.

Since the building changed ownership I beleive this "restarts" the clock concerning Cx. You will have to provide documentation (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., Cx Plan, etc) showing that you followed the complete Cx process once the new owner took control of the project.

Please note that this is somewhat unusual and you will probably need good clarification of the particulars for the the reviewers.

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