NC 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 and 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.

     

    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.

    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 the CxA to 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.

    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 or fundamental commissioning

     

    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 CxA, 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 $0.90–$1.20/ft2 for LEED-NC and LEED for Schools projects. These fees represent a 25%–40% cost increase over fundamental commissioning, while providing almost double the scope of work. All projects benefit with enhanced commissioning, though it can be more obvious for large or more 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.

    Scope of work for LEED Commissioning credits

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.

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 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.’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

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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 New Construction and Major Renovations

    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 (CxA) 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 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, 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., 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 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 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

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.

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.

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.

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.

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.

Building Commissioning Association

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

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.

Web Tools

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.

Building Commissioning Association

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

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.

Publications

Oregon Department of Energy, Conservation Division

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

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 National Environmental Balancing Bureau

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

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.

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.

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.

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.

Organizations

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.

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 Agents

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

23 Comments

Stephen Woodworth Aug 07 2009

CSI Documents

Are there any example CSI division 1, 15, and 16 documents available which include LEED commissioning?

Post a Reply
Jim Newman Director of Online Services BuildingGreen, LLC Aug 10 2009

LEED Commissioning Guideline Specs

There is a nice set of guideline division 1 specifications on BuildingGreen.com.
http://www.buildinggreen.com/guidespecs/index.cfm

These date from before LEED 2009, but are still quite comprehensive.
(Disclosure note, I manage the BuildingGreen.com website.)

Post a Reply
Jason Dohl Sep 04 2009

EA Pre-requ. #1

I am gearing up to put a Design-Build team together for a 6000 SF commercial building and our goal is Silver. To achieve the pre-req, can our Commissioning Authority be an experienced Design-Build HVAC contractor that does not have any documented experience with a "LEED" project?

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Chris Ladner replied Partner, Viridian Sep 05 2009

The intent of the Commissioning Authority (CA) requirements is to reduce the potential for conflict of interest by the CA. The CA needs to maintain the perspective of "owners agent" and not be influenced by the design/construction team. Please note that the requirements of EA P1 allow for a member of the design team to act as the CA on buidlings smaller than 50,000 square feet as long as that person meets the experience requirements (2 building projects as the CA). This statement does not require "LEED" experience but CA experience. You will want to ensure that the selected CA have enough experience to provide the desired benefits of commissioning, a fully functional building that meets the owners project requirements.

Alfredo Benavides Sep 15 2009

I have a problem with owners allowing the GC to name the CA

Despite the owner's high level of confidence on his GC doesn't the CA owes his allegiance to the entity that hire him?

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Gerard Hazel Owner Sustainable Systems LLC Feb 03 2010

I have a problem with this page

As a LEED Consultant and a Commissioning Authority I have a hard enough time getting people to understand the process. To have inaccurate and misleading info on a sites like this makes it that much harder.
"LEED divides the commissioning process into two parts.(IT IS NOT TWO SEPARATE PARTS IT S STILL ONE PROCESS WITH MORE TASKS) Fundamental commissioning focuses on installation and verification of the mechanical and electrical systems (ELECTRICAL SYSTEMS ARE NOT REQUIRED TO BE 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.'D UNDER EAp1) during construction. Enhanced commissioning covers a broader scope of systems,(NO IT DOES NOT UNESS THE TEAM DECIDES TO DO SO) and involves broader participation of the commissioning agent, beginning during construction documents and continuing through occupancy.
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. DOES NOT PERFORM THE FUNCTIONAL TESTS.
I know you probably won't post this but maybe you'll correct it!
Gerard Hazel
Sustainable Systems LLC

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Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Feb 03 2010

Gerard, we posted your comment, made a couple edits to our content, and I'm responding. Not bad, eh?

Some thoughts:

1) I think the question of parts and processes is a bit in the weeds. However, I tweaked our wording a bit to make it more clear.

2) Some electrical systems, e.g. lighting controls, ARE included under EAp1.

3) Good point about "broader scope of systems." I tweaked our wording there -- "broader scope of work."

4) According to our understanding, 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 very much involved in functional tests. As stated in LEED BD&C reference guide page 226, functional tests may be carried out by CxA, sub contractor or a combination as decided by the team and written in the commissioning specifications and commissioning plan.

Thanks for the good conversation -- keep it comin'!

Jan Wei Sr. Commissioning Project Manager Edwards & Zuck Feb 03 2010

Agreed

I agreed with most of what you said but I believe 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. could conduct his or her own testing (ASHRAE Guideline 0 does not specify who can conduct functional testing) as long as he or she is properly trained to use all the diagnostic equipment typically used by a TAB contractor.

I believe the author was trying to differentiate the difference between Fundamental 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 Enhanced Cx to a typical audience that has no idea or experience commissioning. The basic commissioning process is covered under the Fundamental Cx'ing and tasks covered under the Enhanced Cx just "Enhance" the entire commissioning process by taking into consideration of system design, system operation and maintenance, training and continuous implementation.

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Alfred L Tibbs Jr Feb 14 2010

Functional Testing

We typically perform some of our own testing for verification purposes of BAS, etc. However, I see no need for repetitive testing. 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. witnessed the functional performance tests and is satisfied that tests were properly carried out using properly calibrated equipment that should fulfill the project requirements.

This is where our industry as CxA is beginning to morph into something more meaningful than what has been done in the past. The emphasis now is on the Cx TEAM concept and we are expanding into the TBCx realm. It is no longer, a mechanical "TAB Only" process. Thanks, in part to LEED for opening the dialogue on enhanced type commissioning services. To me, the process remains the same, but the benefits to the owner are greatly enhanced.

My personal feelings, for what it's worth. The old TAB type of commissioning was of limited value, because without considering the envelope you are missing half of the picture. How can one successfully measure airflow, when one does not know it's origin?

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Nanik Mathieu Daswani Feb 24 2010

Additional Documentation

Hi all,

I had a question regarding the documentation to upload for this credit.

I realize 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. must complete the Letter template and check all the requirements that apply. But nowhere does it say to upload 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. as well the commissioning plan. Are we supposed to upload all of the latter when submitting the letter template ?

Many thanks for the help,

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Chris Ladner replied Partner, Viridian Feb 25 2010

The goal of the online letter templates and associated file uploads is to walk the line between rigor of review and overload of information. The confirmation by the owner that 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. is accurate and approved is a confirmation that the owner is aware of the commissioning process. The required uploads (unless you are using alternate compliance) are; the commissioning contract, two samples of installation checklists, and the executive summary from the commissioning plan and report. You do not need to provide (nor should they want) any uploads beyond those items.

Andrea Anderson Feb 25 2010

Timeline for Hiring a Commissioning Agent

Is it mandatory 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. be hired before a project goes out to bid? I know it is preferable to get one on board as soon as possible, but I didn't see anywhere in the LEED handbook where it requires this.

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Bethany Beers replied Sustainable Technologies Manager, Farnsworth Group, Inc. Feb 25 2010

It is not a requirement, but 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. who has been brought on to projects late in the game, it makes the job of commissioning a lot harder and more expensive (not just for the CxA, but also for the contractors). Also bringing the CxA into a project as late as bid makes it hard to integrate them into the team, which can lead to communication issues and conflict down the road. If you are bringing a CxA onto the team after bid, you need to make sure that the Owner's Project Requirements (by Owner) and Basis of Design (by design team) have already been completed, and that a Commissioning specification has been included in the bid documents. Otherwise, you could risk losing prerequisite EAp1.

Fabio Frescia Sustainable Engineer Indochine Engineer Ltd Vietnam Mar 04 2010

Who Can Be The Commissioning Authority?...

Hi all,
we have 2 LEED projects.
1) The project is more than 50,000 sf GFA. We are the LEED consultancy firm. The design and engineering is done by another firm. In our company we have people with experience in commissioning in more than 2 building projects. They are not involved in the project. Can these people from our firm 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.?
2)The project is more than 50,000 sf GFA. We are the M&E engineering designer and LEED consultancy firm. In our company we have people with experience in commissioning in more than 2 building projects. They are not involved in the project. Can these people from our firm be the CxA?

Another question is: do the infrastructures services(around the building project) need to be part of the commissioning?

thank you!

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Jean Marais b.i.g. bechtold INGENIEURGESELLSCHAFT MBH Mar 04 2010

CxA for Enhanced...

PARTIES EXCLUDED FROM APPLYING
The following are disqualified from applying:
1. Employee or subcontractor of general contractor with construction responsibilities
2. Employee or subcontractor, with construction responsibilities, of construction manager who holds constructor contracts
3. Employee or subcontractor, with project design responsibilities, of the architect or engineer of record
4. Disinterested employee or subcontractor of ceneral contractor or construction manager1
5. Disinterested employee of architect or engineer1

1 “Disinterested” means an employee or subcontractor who has no project responsibilities other than commissioning.

ELIGIBLE PARTIES
The following are eligible to apply:
1. Disinterested subcontractor to architect or engineer1
2. Construction manager not holding constructor contracts
3. Independent consultant contracted to Owner
4. Owner employee or staff

1 “Disinterested” means an employee or subcontractor who has no project responsibilities other than commissioning.

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Fabio Frescia replied Sustainable Engineer, Indochine Engineer Ltd Vietnam Mar 07 2010

Dear Jean,
thanks for that, I have read the table at page 221 of LEED BD+C.
I just want a more precise answer. Can we 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. for either case 1) r 2)?
Plus, do the infrastructures services(around the building project) need to be part of the commissioning?

Thank you.

Jean Marais replied b.i.g. bechtold INGENIEURGESELLSCHAFT MBH Mar 08 2010

Case 1) Yes. Case 2) No.

Tristan Roberts replied Editor – LEEDuser, BuildingGreen, LLC Mar 08 2010

Fabio, infrastructure around the building does not have to be commissioned for EAp1. See the credit language for details on 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.

Karen Stewart replied President, LEED AP, EcoPotential Mar 15 2010

Jean,
Wouldn't you say yes to both case 1 and case 2 for fundamental commissioning?

Chris Ladner replied Partner, Viridian Mar 16 2010

The technical answer to questions 1 and 2 is "yes" for fundamental commissioning. The real world situation is 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. should not be influenced by, or have a conflict with, the design or construction team members. Although it is alowed for Fundamental Commissioning, I would propose that any employee of the architecture, MEP, or constuction firm has a potential conflict as a commissioning agent.

The infrastucture question has a lot to do with what you call infrastucture. If there is a central utility that feeds the project and it is part of the "infrastucture", you will need to ensure it is commissioned as part of enhanced commissioning. Although it is slightly outdated, there is guidance in this document http://www.usgbc.org/ShowFile.aspx?DocumentID=4176.

Jean Marais replied b.i.g. bechtold INGENIEURGESELLSCHAFT MBH Mar 16 2010

Sorry, I meant Enhanced 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....usually I go for this with the attitude that if you're going to do the leg work you may as well go the full mile. Chris has a good answere.

Karen Stewart replied President, LEED AP, EcoPotential Mar 16 2010

Thanks Jean. I agree with both you and Chris. Enhanced commissioning has a triple bottom line return on investment and should be seriously considered on all LEED projects. "Organizations that have researched commissioning claim that owners can achieve savings in operations of $4 over the first five years of occupancy as a direct result of every $1 invested in commissioning—an excellent return on investment." http://www.wbdg.org/project/buildingcomm.php

tatjana ernst Scholze Consulting GmbH Mar 18 2010

Commissioning during construction

Dear Users,

we have to certify a office bulding - new built - which is already on site.
The structural works ( basement and parts of the first floor) has started
already. Our client wants to certify the building though planning stage has already finished and signed off by the authorities. We urgently need to know if its possible to certify the building anyhow. When will be the latest time to start the commisioning process. It would be fantastic if anybody can send me any information or experiences on this issue.

Many thanks in advance
Tatjana

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