Schools-2009 EAc3: Enhanced Commissioning

  • 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

  • FAQs for EAc3

    Who can perform enhanced commissioning services?

    Generally, 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 Enhanced Commissioning must not have any connection to the design or construction of the building.  The CxA can be a subcontractor to the design team or construction manager, but the preferred option is for CxA to be directly contracted by the owner. For more details on who can be the CxA, see the Design Development section of the Checklists tab.

    Can non-design consultants on the project provide enhanced commissioning services?

    Yes. Consultants who provide non-design services, such as LEED services or energy modeling, can also be the CxA for the project. However, if those firms have affected the design of the building, they should not be selected as the CxA.

    If my project uses a District Energy System (DES) is enhanced commissioning required for the DES?

    Maybe. Consult Treatment of District of Campus Thermal Energy in LEED V2 and LEED 2009. Depending on the characteristics of your project, commissioning of upstream DES equipment may be required. Commissioning is required only for DES equipment utilized by the LEED project. For example, a project that utilizes district steam but not chilled water is only required to commission DES steam equipment. Commissioning of DES equipment can be performed by the owner of the DES equipment or by an independent third party.

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.)

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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  • For best value 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. hiring process should start during design development when mechanical systems are identified and the CxA should hired by the end of design development.  Put together the Cx RFP and select the CxA. This is more critical if the project is pursuing the Enhanced Commissioning credit. The process may include soliciting proposals from independent parties. See the Documentation Toolkit for help in writing the Cx RFP and hiring the right CxA

  • 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.

  • Wait until receiving bids to decide whether or not to pursue EAc3: Enhanced Commissioning. If you request two different fees for the two scopes, you can easily assess the cost and benefits of Enhanced Commissioning.

  • New construction projects had median commissioning costs of $1.00/ft2 (or 0.6% of average total construction costs) in a 2004 study of 224 buildings, and yielded a median simple payback period of 4.8 years from energy-efficiency improvements (and excluding quantified non-energy impacts).

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.

  • 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. meets the design team to explain the commissioning scope and collaboration with the design and construction team. The CxA provides commissioning specifications to be included in the specification book and reviews 50% Construction Documents and specifications to make sure they are aligned 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. and include commissioning activities. The CxA reviews the construction bid submittals by prospective contractors.

  • Even after the 50% construction documents review, 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 not be required to meet again. Even then, it is useful to let the CxA know of the design progress. Include them on the weekly meeting-minutes mailing lists. Design changes may affect the commissioning plan, to be commissioned equipment list, and probably the commissioning scope.

  • Construction documents review 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. is a great opportunity to get a third-party technical assessment on the design. The CxA works on behalf of the owner to match up the design 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.. During the design review, the CxA may be able to identify an over-sized system, for example, or limited controls or incorrect fan unit location.



  • 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 involved in the bid selection process, after approving the specifications and bid package.

  • Clarify the involvement of contractors in the commissioning process during bid meetings to avoid padding of fees. Contractors may increase their bids because of seeing the commissioning specifications and being unfamiliar with expectations around their level of involvement.

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.

  • 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 systems manual for the commissioned systems in collaboration with the facilities management—carrying 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. into building operations. Before occupancy, the CxA verifies the facilities staff is trained to operate the building systems as intended by the designer. CxA is the only person who has attended design meetings and is continuing their contract into operations to communicate how the controls work and the strategies identified to save energy. For example, if the designer and owner have agreed on a specific heating set point that needs to be communicated to the operator. The CxA also reviews all equipment warranties and verifies that all requirements to keep the warranty valid are clearly stated.

  • 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. documents system startup procedures and operations as part of the training manual. While this may seem like a basic step, it is not standard practice, and is essential for when the facilities staff changes or is absent. Specific measures such as set points, setbacks, controls, and part-load adjustments are can mean the difference between energy efficiency and wastefulness.

  • Enhanced commissioning extends into the system startup phase, bridging the gap between design into the operations hand-over. Design and installation is only the first part of running an energy-efficient building. The real benefits are realized during operation. 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. provides a common link between the design team, installation contractors, and the operations team, providing added value at all steps of the process.

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 facilities personnelWith enhanced commissioning, the CxA ensures that an operations manual is developed and staff training takes place after installation. YRG PhotoThe CxA oversees the staff training on equipment operation. During the first several months of occupancy, conduct as many training sessions as necessary with the CxA to ensure correct operation by the staff.

  • Stagger equipment training to allow staff to become familiar with the systems. Make sure that this is reflected in contracts because typically the training is scheduled for same time to reduce the contractor’s presence on site. This stagger might delay the payment to the contractor and conflict with the contract, but provides the owner with a conformation of smooth operation

  • 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.

  • Meet training requirements for facilities staff and occupants, with verification 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..

  • 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 revisit the project after 8–10 months of occupancy. Facility managers and owners can use this opportunity to discuss challenges and issues that arose since construction completion. The CxA reviews the maintenance log and confirms the operations and maintenance manual matches with the actual operations.

  • 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. 

  • Maximize the value of the CxAThe commissioning authority (CxA) is the individual designated to organize, lead, and review the completion of commissioning process activities. The CxA facilitates communication among the owner, designer, and contractor to ensure that complex systems are installed and function in accordance with the owner's project requirements.’s 10-month visit by having the facilities personnel thoroughly prepare a detailed agenda developed in collaboration with the CxA. Among other things, this will make sure the CxA completes the commissioning plan’s full scope within one visit.

  • USGBC

    Excerpted from LEED 2009 for Schools New Construction and Major Renovations

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

    EA Credit 3: Enhanced commissioning

    2 Points

    Intent

    To begin the commissioning process early in the design process and execute additional activities after systems performance verification is completed.

    Requirements

    Implement, or have a contract in place to implement, the following additional commissioning process activities in addition to the requirements of EA Prerequisite 1: Fundamental Commissioning of Building Energy Systems and in accordance with the LEED Reference Guide for Green Building Design and Construction, 2009 Edition:

    • Prior to the start of the construction documents phase, designate an independent 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 all 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 work of design and construction.
        • Must not be an employee of the design firm, though he or she may be contracted through them.
        • Must not be an employee of, or contracted through, a contractor or construction manager holding construction contracts.
        • May be a qualified employee or consultant of the owner.
      • The CxA must report results, findings and recommendations directly to the owner.
    • The CxA must conduct, at a minimum, 1 commissioning design review of the owner’s project requirements basis of design, and design documents prior to the midconstruction documents phase and back-check the review comments in the subsequent design submission.
    • The CxA must review contractor submittals applicable to systems being commissioned for compliance with the owner’s project requirements and basis of design. This review must be concurrent with the review of the architect or engineer of record and submitted to the design team and the owner.
    • The CxA or other project team members must develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.
    • The CxA or other project team members must verify that the requirements for training operating personnel and building occupants have been completed.
    • The CxA must be involved in reviewing the operation of the building with operations and maintenance (O&M) staff and occupants within 10 months after substantial completion. A plan for resolving outstanding commissioning-related issues must be included.

    Potential Technologies & Strategies

    Although it is preferable 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 contracted by the owner, for the enhanced commissioning credit the CxA may also be contracted through the design firms or construction management firms not holding construction contracts.

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

    • Commissioning design review.
    • Commissioning submittal review.
    • Systems manual.

Organizations

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE)

ASHRAE advances the science of heating, ventilation, air conditioning, and refrigeration for the public’s benefit through research, standards or writing, continuing education, and publications.  According to the ASHRAE website, “membership is  open to any person associated with the field including indoor air quality, building design, and operation, and environmental control for food processing and industry.”

Building Commissioning Association

The BCxA promotes building practices that maintain high professional standards and fulfill building owner’s expectations.  The association offers a 5-day intensive course focused on how to implement the commissioning process and that is intended for commissioning authorities with at least 2 years of experience.

California Commissioning Collaborative

The California commissioning Collaborative is a group of government, utility, and building services professionals committed to developing and promoting viable building commissioning practices on California.  Its online library has more than 300 resources, including articles, papers, guides, and sample commissioning documents.

Portland Energy Conservation Inc.

PECI develops the field for commissioning services by helping building owners understand the value of commissioning and by producing process and technical information for commissioning providers.  Their focus includes owners of private and public buildings and a range of building types.  PECI manages the annual National Conference on Building Commissioning.

 

Technical Guides

California Department of General Services, Division of the Stare Architect, Adopting the Commissioning Process for the Successful Procurement of Schools

According to its publisher, this guide is “intended to be used by school districts, programmers, design professionals, contractors, operations and maintenance personnel, and commissioning authorities to understand the commissioning process and their role in it.”

Web Tools

Energy Design Resources, Cx Assistant Commissioning Tool

This web based tool provides project- specific building commissioning information to design teams and enables users to evaluate probable commissioning cost, identify appropriate commissioning scope, and access project-related sample commissioning specifications.

Articles

Oregon Office of Energy, Commissioning for Better Buildings in Oregon

This website and document of the same name contain a comprehensive introduction to the commissioning process, including research, financial benefits, and case studies.

University of Wisconsin, Madison, Department of Engineering Professional Development

This program offers commissioning process training courses for building owners, architects, engineers, operations and maintenance staff, and other interested parties.  The program also offers accreditation of commissioning process providers and managers.

Commissioning Agents

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

Owner's Project Requirements (OPR)

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

Basis of Design (BOD)

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

Commissioning Specifications

Incorporate commissioning specifications into Division 1.

Commissioning Plan

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

Commissioning Report

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

LEED Online Forms: Schools-2009 EA

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

Version 4 forms (newest):

Version 3 forms:

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

Construction Submittal

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

2 Comments

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Adam Rustige Energy Analyst FDH Engineering, Inc.
Dec 31 2012
LEEDuser Member
7 Thumbs Up

Document review

Is reviewing I&O manuals and as-built drawings a requirement for enhanced commissioning?

Thanks

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Scott Bowman Principal - Corporate Sustainability Leader, KJWW Engineering Consultants Jan 07 2013 LEEDuser Expert 1914 Thumbs Up

Sorry for the delay in response…and I saw your similar post in the NC v2009 area. Here is what I said there as well.

I am going to assume you that I&O would be similar to Operations and Maintenance (O&M) manuals. LEED does not require that the O&M be reviewed per say, but much of that information has to be included in the Systems Manual. 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 make sure they are developed and appear complete, that would be good practice.

As for record drawings, they would not be reviewed, and taking that scope on could be fairly risky. When we are the EOR on a project, we require the contractors to maintain As-Built’s and then when contracted by the owner, we will take that information and develop Record Drawings, but do not do any review or other confirmation. That is the responsibility of the contractors. Taking on any review would open a firm of any kind to liability since it would be nearly impossible to ensure that all as-built conditions were addressed. Now, when we are the CxA we tend to make sure that the Record Drawings or As-Built’s have been turned over to the owner, and we definitely like to include the As-Built control drawings in our Systems Manual.

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May 23 2013
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