Nickerson Jerry CC RD

THE COMMISSIONING PROCESS AND ITS APPLICATION FOR
COMBINED HEAT & POWER PLANTS
AUSTIN
DALLAS
DENVER
HOUSTON
KANSAS CITY
MIAMI
NASHVILLE
PHOENIX
RICHMOND
WASHINGTON D.C.
Where art meets engineering
FIRM PROFILE
Commissioning Services
Site Focused Commissioning Process
Experienced Team Leadership
Cx Administrator with BMS Controls Specialization
Revit/BIM Specialist for Integration of Model into

Commissioning Documentation
LEED Sustainability Services
Energy Modeling and Analysis
Experience
Designed Over 20 Million SF of Space in last 5 Years
The University of Texas Medical Branch at Galveston
30 Years Energy Plant Performance Experience
Commissioned Over 5 Million SF of Space in Last 5 Years

175 Staff Members, across 10 offices
50 LEED Professionals
COMMISSIONING IS NOT NEW
Commissioning has been around since the beginning of construction
Owner
CHP Construction Team
Commissioning Agent
FIRST IMPRESSIONS CAN BE DECEIVING
HISTORY OF COMMISSIONING
1977 - Public Works Canada begins to use Cx in its project delivery system
1984 - University of Wisconsin, Madison begins to offer Cx courses
- ASHRAE HVAC Commissioning Guideline Committee formed
1988 - ASHRAE publishes HVAC Commissioning Guideline
1989 - First edition of BPAs Building Commissioning Guidelines published
1996 - ASHRAE publishes Guideline 1-1996: The HVAC Commissioning Process
1998 - USGBC LEED criteria includes Cx
2002 - AABC publishes the AABC Commissioning Guideline
- AABC launches certification program
2004 - BCA launches certification program
2006 - NIBS Guideline 3-2006Building Envelope Commissioning
2005 - ASHRAE publishes Guideline 0-2005: The Commissioning Process
2008 - USGBC restructures LEED-EB as LEED for Existing Buildings: Operations &
Maintenance, allowing up to 4-points for RCx and 2-points for on-going commissioning
2012 - NFPA-99 Healthcare requirements includes Cx
- IECC Includes Commissioning
- NFPA 3-2012 Recommended Practice for Commissioning FPLS Systems
BP HELIOS PLAZA
LEED Platinum Certified
Drivers for Project

24/7 WW Trading Operations
Poor Power Quality
Desired N+1 Redundancy
Regional Weather Considerations
Ability to sell power back to grid
Plant Specs
4.3 MW gas fired turbine generator(Solar)
Heat Recovery Steam Generator (HRSG)
Hot-water driven absorption chiller
Thermal Energy Storage
METHODIST HOSPITAL CHP

Drivers for Project
Emergency Power Security/Safety in Operations
Quality of Power
Patient Safety
Plant Specs
4.6 MW natural gas driven cogeneration turbine
A duct burner with a heat recovery steam generator
Supplementary Duct Burner
2800 ton Steam Driven chiller
Aqueous Ammonia SCR Scrubber
DELL CHILDRENS MEDICAL CENTER CHP
LEED Platinum Certified
Drivers for Project

Financial Considerations District Energy Plant
Allowed for LEED Platinum
Margin for Safety
Energy Conservation
Plant Specs
4.3 Megawatt Turbine Generator
A HRSG and absorption chiller
Thermal Storage
Steam Boiler
DELIVERY METHODS
BP CHP
Methodist CHP
Industrial Owner - Design Build Approach with Program Manager
Institutional Owner - CM @ Risk Project Delivery Method
Dell Childrens Medical Center CHP
District Energy CHP Design Build Approach

Hospital CM @ Risk - Owner project managed & commissioned
WHAT IS COMMISSIONING? ASHRAE GUIDELINE 0
Commissioning is a quality-oriented
process for achieving, verifying, and
documenting that the performance of
facilities, systems, and assemblies meets
defined objectives and criteria.
Source: ASHRAE Guideline 0, The Commissioning Process
ASHRAE GUIDELINE 0
Phases of Commissioning
Pre-Design
Design Phase
Construction Phase
Occupancy/Operations Phase
WHAT THIS MEANS TO THE TEAM

Owner
Verification of the Owners Project Requirements
Assure Design Stays Within Scope
Quality of Installation
Architect and Engineer

Peer Review Affirms Project Design Corresponds
with Owner Requirements
Second Set of Technical Eyes
Contractors
Proactive Scheduling of Cx Events
Installation Reviews
Facilities Staff
It Works When its Done

Well Documented Systems Manual
Trained in Use
Facilitates Operational Efficiency
CX PROCESS PRE-DESIGN PHASE

Project
Inception
Preparatory phase in which Owners
project requirements are developed
and defined
Cx Team is defined
Pre-Design Phase
Cx Authority is assigned responsibility

for the process
Form
Commissioning
Team
Develop Owners
Project
Requirements
Determine Scope
and Budget
Acceptance
Develop Initial
Commissioning
Plan
CHP PROJECT DEVELOPMENT
Owners Expectations
Project Delivery Method
Project Drivers
Owner Goals
User Requirements
Purpose
Design - Bid Build
CM @ Risk
Design - Build
Commissioning Process
How does it apply?

What changes?
Value of Process
OPR DEVELOPMENT
Key Owners Project Requirements

General Project Description
Objectives
Functional Uses
Occupancy Requirements
Budget Considerations and Limitations
Performance Criteria
General
Economic
User Requirements
Construction Process
Operations
Systems
Assemblies
Owners Project Requirements Version History
OPR DEVELOPMENT
OPR Workshop Questions
Question 1: What Areas are required for a Functional Facility?
Question 2: List Conditions Important to Your Comfort in an Ideal
Building ?
Question 3: What activities generate pollutants in this building?
Question 4: How do we make this facility more sustainable?
Question 5: How do you define energy efficiency?
Question 6: How will you benchmark system operation?
Question 7: What documentation is required to properly operate and
maintain facilities?
Question 8: What are your training requirements?
Question 9: What Problems with Previous Projects Should be avoided?
Question 10: What Must Be Accomplished for a Successful Project?
OPR DEVELOPMENT DETAIL

The Owners Project Requirements should include the following:
If these requirements change over time the OPR should be updated with these
changes.
Project schedule and budget.

Commissioning Process scope and budget.
Project documentation requirements, including format for submittals, training
materials, reports, and the Systems Manual. Consideration should be given to
use of electronic format documents and records where appropriate.
Owner directives.
Restrictions and limitations.
User requirements.
Occupancy requirements and schedules.
Training requirements for Owners personnel
Warranty requirements.
Benchmarking requirements.
OPR DEVELOPMENT DETAIL CONT.
Operation and maintenance criteria for the facility that reflect the Owners
expectations and capabilities and realities of the facility type.
Equipment and system maintainability expectations, including limitations of
operating and maintenance personnel.
Quality requirements for materials and construction.
Allowable tolerance in facility system operations.
Energy efficiency goals.
Environmental and sustainability goals
Community requirements.
Adaptability for future facility changes and expansion.
Systems integration requirements, especially across disciplines.
Health, hygiene and indoor environment requirements.
Acoustical requirements.
Vibration requirements.
Seismic requirements.
Accessibility requirements.
OPR DEVELOPMENT DETAIL CONT.
Security requirements.
Aesthetics requirements
Constructability requirements
Communications requirements
Applicable codes and standards
ROLE BEFORE CONTRACTOR SELECTION
Assist in Contractor Selection:
Develop Scoring Criteria for Contractor and Major Subs
Assist in Developing Scope for RFP on Selection of CM
Tracking Back to OPR and BOD on Criteria for Contractor Selection
Providing Constructability Input to the Design Team for Design

Documents
Site Issues
Mobilization
Temporary Utility Service Input
LESSONS LEARNED PRE-DESIGN
Choosing project delivery methods
Meets not defeats project expectations

Cx process is applied differently to each delivery method
Bring Commissioning Authority on early in project

development stage
Qualified, independent, 3rd party CxA
Not Owner, Project Manager, Design Team, Contractor Team, TAB Team
BENEFITS
Pro-active, early understanding of local permitting process
and requirements
Understanding of potential effects to existing facility
operations
Better match of project delivery method to the project
requirements
Well documented OPR forms the basis for all future project
decisions.
CX PROCESS DESIGN PHASE

OPR & BOD
Acceptance
LEED Reviews
Design Reviews
Verify OPR &

BOD
Determine Training
Requirements and
Manual Structure
Determine
Construction
Checklist
Requirements
Develop Cx
Specifications for
Construction
Documents
Review Owners Project Requirements

and Basis of Design
Review of LEED Credits Options
CD Design Reviews
Develop Commissioning Plan
Develop Cx Plan
DESIGN PHASE PROCESS

Collaborative, Focused, Verified & Documented
ASHRAE Guidelines 0 and 1
Review and Facilitate BOD
Design Reviews at Scheduled Stages of Deliverables
General and Specific (Div 1 Tech Sections)
Cx Plan Development
SD, DD, CD
Review Includes Scope Reviews, Constructability, Maintainability, Energy Efficiency, LEED Criteria, M+V
Provide Cx Specification
Provide Review with Design Teams

Review against OPR or Scope Verification and Management
Scope and Inclusion into Specification
Coordinate Specific Systems Integration Meeting Controls, Systems Advocate for the Owner
Contractor Selection Participation
Pre-Bid Meetings
BASIS OF DESIGN GUIDELINES

The Basis of Design Phase is required with each design submission and should include the
following:
a. System and assembly options
b. System and assembly selection reasoning
c. Facility, system, and assembly performance assumptions
(i) Assumptions for calculations/sizing.
(ii) Analytical procedures and tools
(iii) Environmental conditions
(iv) Limiting conditions.
(v) Reference make and model
(vi) Operational assumptions
d. Narrative system and assembly descriptions.

e. Codes, standards, guidelines, regulations, and other references.
f. Owner guidelines and directives.
g. Specific descriptions of systems and assemblies
h. Consultant, engineering, and architectural guidelines for design developed by the design
team or others.
BASIS OF DESIGN GUIDELINES

The Basis of Design documents how each criterion in the Owners Project
Requirements is implemented in the design. For any criterion that could not
be met, documentation detailing what was done, its impact on the Owners
Project Requirements, and how the Owners Project Requirements was
modified shall be included.
LEED REQUIREMENTS PROJECT SCORECARD
LEED REQUIREMENTS PROJECT SCORECARD
LEED FOR CHP
The treatment of CHP under the ASHRAE 90.1 2004 Performance Rating Method
(PRM, Appendix G) comes under the purview of G2.4 Energy Rates.
DESIGN REVIEWS
Provide Input and Collaborate on Incorporating Energy Efficiency and

Sustainability Guidelines into OPR and BOD
Document Coordination with LEED Credits
Evaluate Designs and System Options with A/E Team to Attain Energy
Efficiency Goals
Review A/E Energy Model to Assure it Meets Goals and Operational

Guidelines and verify with first year utility costs.
Continue to Review Design for Opportunities for the Use of Alternative

Energy Sources and Water Use/Reuse Options
DESIGN REVIEWS
CX SPECIFICATIONS
Cx Specifications are developed and incorporated into Contract

documents at early stage of design documents
Cx Specifications evolve along with design documents through SD, DD,

CD phases
Cx Process activities that address systems/assemblies include in DIV 01
Cx Process activities that address equipment and components include in:

DIV 02 through 14 Architectural
DIV 21 through 28 MEP
DIV 40 through 48 Process Equipment
CX SPECIFICATION EXAMPLE
TRAINING
Identify the training requirements of the O+M personnel and occupants

Conduit training workshop
Systems
Capabilities
Number of training sessions
Learning Objectives
Specifically Address
Emergency Procedures
Operations Instructions
Adjustment Instructions
Trouble shooting procedures
Maintenance/Inspection procedures
Repair procedures
Up-keep of systems manuals logs
TRAINING
Training Materials
Copy of training plan
Systems manual
Manufacturers
Electronic Media etc. - Vendors training
TRAINING EXAMPLES
CX PLAN
CX PLAN
CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Cx
Authority
Contractor CM/GC and

Subs
Owner & O&M Staff
A/E
Cx Plan
Writes and manages the Cx

plan based on Cx
specification.
Reviews and comments

on plan for understanding
and scope issues.
Reviews and Accepts
Reviews and Comments
QuiCx
Provides Web-based Project

Delivery System for
Commissioning Data Storage.
Provide initial training and
support of the QuiCx PDS to
the Cx team for response to
design and submittal review
comments, completion of
PFCs and response to open
issues.
The subcontractor will be

required to complete the
Cx records on-line by
entering the installation,
inspection, and
documentation data for
each Cx deliverable
directly into the QuiCx
PDS.
Utilizes QuiCx to verify

Cx status and
documentation meet
owner requirements
Utilizes QuiCx to reply

to construction
document review
questions, submittal or
test requirement issues
Reviews CxA and A/E

comments and review
selected submittals.
Reviews CxA comments

and responds with
concerns. Incorporates
approved CxA
comments with their
own and submits to
CM.
Construction
Submittals on
Commissioned
Equipment and
Assemblies
Reviews and comments on Cx

and O&M issues.
Subs provide, General

reviews for compliance
with specifications and
submits to O, A/E & CA
for review.
CX RESPONSIBILITY MATRIX
Found in the Division 01 9100 Specifications
Activity
Commissioning Authority
Pre Functional
Checklists
Develops or uses generic lists

and forms. Spot Check
selected items. Reviews
completed checklists.
Construction
Use and PFT
Start Up
Plan/Schedule
Start Up and
Vendor Provided
Start Up Forms
Construction
Observation
Contractor CM/GC and

Subcontractors
Owner & O&M Staff
A/E
Review for Scope issues.

Execute the Checklist.
May review with CxA.

Spot check selected
items. Reviews
completed checklists.
None
Reviews
Develops with input from

Subs
None
None
Witness selected start ups.

Reviews completed forms
Coordinates tasks and

schedules with
Subcontractors who
perform start up &
complete forms.
Observe selected start

ups.
May witness selected

start ups.
Some observation of critical

systems and issues
Observe to ensure
Subcontractors are
executing accepted
installation and start up
plans.
Periodic walk-through.
Report findings to CxA
Normal per contract.
LESSONS LEARNED
CxA not brought in early enough to provide input on design at the early
stages
CxA did not participate in incorporating Cx requirements into Construction

Documents
Owner should include requirements in the contract with the design team
to cooperate with the Commissioning Authority
Make sure the BOD is created and documents how criteria in OPR is
implemented in the design
The Commissioning plan should be incorporated in the design documents

BENEFITS
Early documentation of Cx requirements provides knowledge to all the

team members of the Cx process
Incorporating these Cx requirements into the bid documents provides

contractors the opportunity to incorporate them into their scope
Reduces added cost claims by contractors who want to say they did not
understand requirements
Provides a basis for tracking design back to the OPR to eliminate scope
creep and to manage expectations by users and operations personnel
CX PROCESS CONSTRUCTION & ACCEPTANCE PHASE

Verify Submittals
Develop Test
Procedures
Verify Systems
Manual
Develop & Utilize Construction Checklists

Oversee & Documents Pre-Functional
Performance Testing
Verify Construction
Checklist
Completeness
Manage QuiCx
Project Delivery
System
Schedule Project
Deliverables
Direct & Verify

Tests
Document Pass/Fail
Update Issues Log
Resolve Issue
Oversee & Documents Functional

Performance Testing
Training
Hold Cx Team Meetings & Report Progress
Complete Final Commissioning Report
Coordinate & Approve Owner Training

Turn Over QuiCx Commissioning Record for
Owner Approval
System Performance Documented &

Accepted
Compile Data for Systems Manual

Acceptance
ROLE AFTER CONTRACTOR SELECTION
Work with Contractor to Assure Understanding of All Commissioning

Requirements for projects
Initiate Commissioning Kick Off Meeting for Contractor Team
Provide Web Based Cx Documentation Process and Training for All Team
Members
Develop Outline of Systems Manual Format
Indicate Requirements of Contractor on Training and Review and Review of O+M

Requirements
Provide Proactive Input to the Contractor for Scheduling Activities Logic and
Duration of Commissioning Activities
Provide Input to CM on Subcontractor Scope for Commissioning Requirements
Work with Contractors on Development of Construction Checklists

CRITICAL CONTROL POINTS DURING CONSTRUCTION
Construction Cx Kickoff Meeting

Underground Utility Installation
Various System Testing Points
Wall and Ceiling Cover Up
System Installation and Start Up
Pre-functional Testing
Functional Performance Testing (Cx Ready)
Integrated Systems Test
Training
Substantial Completion
Owner Move In
Final Project Turnover
CX SCHEDULING COORDINATION
ROLE DURING SUBMITTAL PROCESS
Perform Submittal Reviews on Systems to be Commissioned

Concurrent with A/E Reviews
Our Review Comments go to the A/E for their Review and

Inclusion into their Review
Collaboration with the Owner and A/E on any Suggestions on

Equipment Types and Manufacturers
CONSTRUCTION COMMISSIONING PROCESS
Construction
Construction
Coordinate
Commissioning Phasing,
Submittal Review
Equipment Start Up
Verification Factor
Start Up Procedures
and Execution
Testing
Administer
Functional
Testing
Troubleshooting
Problem Solving
Assistance
Perform Jobsite Observations
Training
Post
Occupancy
Coordinate & Develop Training Plan

O & M Manuals, Electronic Submittals,
Equipment/System Operation and
Orientation.
Execute Training Plan

Mechanical, Electrical,
Plumbing, BAS, Fire,
Security
First Year Occupancy & Operation

Troubleshooting, Document Control,
Seasonal Testing
Verification
Energy Performance
INTERACTION WITH CONTROLS CONTRACTOR
Cx Team with Specific Controls Experience

Integration of different systems and different communication protocols
Owners Advocate for Controls Coordination
Provide Input and Systems Guidance to Controls Contractor
Lead all Controls Integration and Controls Meetings
Review contractor start up and verification of point to point
Collaborate with Controls Contractor on Use and Applicability of Types,

Location and Set Point Criteria on Control Points and Sensors
Sensor Placement and Installation
Review and Participate in Point to Point Verification
SYSTEM TEST PROCEDURES
CxA
Conducts Pre Test
Meeting with
Contractor
Contractor Review
and Submit
Modifications for
Review
CxA and Owner

Witness Approved
Test Procedures
Re-Test
CxA Provides
Templates for Testing
and Verification to
Contractor
Owner & CxA to

review and allow or
disallow
modifications
Contractor
Incorporates Test
Documentation in
Closeout Manual
Test Passed
Test Failed
CxA Creates
Deficiency Report
and Submits to
Contractor
Contractor Corrects
Deficiencies and
Records Corrective
Actions on
Deficiency Report
OUR ROLE DURING FUNCTIONAL TESTING PHASE
Provide Leadership in the Functional Testing Process
Develop and Write Functional Tests - Will Perform Review Meetings with Project
Team Members for Comments and Product Final Version
Review Test & Balance Plan and Final TAB Report. Provide Comments to the Plan
and Final Report.
Document and Verify All Start Up Checklists and Pre-functional Tests Prior to FPT.
Review Controls Contractor Programming and Loop Tuning
Document and Verify All Sequences and Failure Scenarios are Performed and
Comply
Provide Input for Any Testing Failure and Suggest Solutions in Collaboration with
Contractor
Document Testing and Maintain Issues Logs and Monthly Status
MONITORING THE PROCESS
FINAL COMMISSIONING REPORT

Table of Contents
1. Executive Summary
2. Commissioning Overview, Approach, and Team Information
3. Commissioning Scope Information
4. Project Information- Overview and Systems

5. Results and Conclusions
LESSONS LEARNED
More involvement and team collaboration on start-up and pre-functional

testing
Allow proper time for commissioning before owner move in
Where project is tied to existing facility allow for testing and plan for
mitigating effects on existing systems
Capacity and condition of utility services to CHP facility must be anticipated
and designed to meet requirements of system at all loading conditions and
SOPs
Better understanding of the environmental and permitting requirements and
how they effect schedule, cost and testing sequences
More consistent and cooperative involvement by both design and
construction teams with systems testing
Pay attention to the details and be proactive
Get rid of negative attitude about commissioning
BENEFITS
Improved Success For Functional Tests due to more complete startup and
pre-functional test.
More Cost effective and successful integrated testing without interruption of

the Facility at Move In.
This will allow for more fully tested facility and an integration into the
existing facility
Minimize permitting and regulatory issues and reduce time of design and
construction
More integration testing with existing facility allows for a cohesive efficient
operation.
CX PROCESS OCCUPANCY & OPERATIONS PHASE
Substantial
Completion
Coordinate
Warranty Review
Perform Deferred & Seasonal Testing
Re-Inspect/Review Performance Before

End of Warranty Period
Direct & Verify

Seasonal Tests
Document Pass/Fail
Update Issues Log
Convene Lessons
Learned Workshop
Acceptance
Resolve Issue
LESSONS LEARNED
Systems should be exercised during various seasonal conditions to verify

efficient operation
Early review of Measurement and Verification measures to determine
building usage trends and energy consumption.
Re-Commissioning of Systems should be planned on appropriate
intervals
Handover and training meeting should be held to discuss any issues to be
aware of and special considerations on operations
Systems Manual review with team should be performed and not just a
handover of the documents.
Plan this handover process early, early and get it into the schedule
Consider FMS requirements and any contract company operators
NEW METHODOLOGIES & TOOLS
BIM
Mock-Ups
Web Based
Codes and Standards
Issues with LEED
BIM USE OF ELECTRONIC MODELING TECHNOLOGY

3D BIM / Revit Modeling
Sectional Views
Fly-Thru Views
Clash Detection
Construction Team Input
PRE FAB OPPORTUNITIES FOR COMMISSIONING

Taking Advantage of BIM
Pre
Fab Wall Sections

Pre Install Fire Dampers
PRE FAB OPPORTUNITIES FOR COMMISSIONING

Electrical Rooms
Corridor Duct & Piping Sections

VAV Box Bench Testing
Plumbing Chases
WEB BASED REPORTING SYSTEMS

iPads & Tablets transforming the way we work
CCRD PARTNERS QUIC CX PROJECT DELIVERY
TYPICAL AIRSIDE 1749 PIECES OF EQUIPMENT
TYPICAL AHU GENERAL INFORMATION
AHU SPECIFIC INFORMATION
ELECTRICAL ATS EQUIPMENT LIST QTY 42
EQUIPMENT TREE SYSTEM RELATIONSHIP
GUIDELINES & STANDARDS
WHAT IS COMMISSIONING? NFPA 2012

9.3.3 Commissioning
9.3.3.1 Heating, cooling, ventilating, and process systems
serving spaces or providing health care functions covered
by this code shall be commissioned in accordance with
ASHRAE 90.1 Energy Standard for Buildings Except
Low-Rise Residential Buildings.
9.3.3.2 Commissioning shall follow ASHRAE Guideline 0, The
Commissioning Process, and ASHRAE Guideline 1.1
HVAC&R Technical Requirements for the Commissioning
Process, or any other publically reviewed document
acceptable to the authority having jurisdiction.
Source: NFPA, Health Care Facilities Code Handbook 2012
FUTURE OF COMMISSIONING
Paperless Commissioning
COBie Compliant data bases for FMS compatibility
Codified Requirements
2012 IBC IECC Section C408 Requires HVAC Cx on all systems greater than 40 tons
2012 NFPA 99 Healthcare
2012 NFPA 3 Fire Sprinkler System Commissioning Guidelines
Multiple City Energy Codes now require Commissioning on HVAC systems
3D Commissioning Retro Commissioning
Measurement and Verification Protocols in accordance with the EVO
standards
THE ISSUES WITH CX AND LEED

PROJECT PHASES
Cx Business Plan
THE COMMISSIONING PROCESS
ASHRAE GUIDELINE 0
ASHE
39 STEPS
45 STEPS
Introduce Cx to the C Suite
Develop Cx Business Plan
Develop Cx ROI
LEED
LEED
FUNDAMENTAL
10 STEPS
ENHANCED
10 STEPS
Establish Cx Scope and Budget
Selection of Cx Team
Selection of Cx Authority
Organize Pre-Design Conference
Set Cx Process and Procedures
Pre-Design/Design
Develop Cx Plan (Draft)
Design
Develop and Review BOD

Perform Design Reviews at Phases of
Design
Update Cx Plan
Develop Cx Process Specs for
Div 1 & Tech Sections
Develop Draft Construction Checklists
Pre-Design
Develop Systems Manual

Develop Functional Performance Test
Drafts
Review of Utilities Management
Plan(UMP)
Develop Training Requirements
Perform Cx focused design reviews
Final acceptance of OPR and BOD
Attend the Pre-Bid Process

PROJECT PHASES
Construction

Conduct Cx Team Meetings
Update OPR and Cx Plans
Review and Verify Submittals with OPR
Schedule Cx Process Activities
Develop/Maintain Test and System Logs
Attend Periodic Site Visits
Construction/Operational
Transition
Review O&Ms
Witness Equipment and System
Start- Ups
Develop Functional Test Procedures
Witness and Document Tests
Facilitate Pressure Testing Including
Building Envelope
Verify Training and O&M programs for
Updates
Review TAB Report
Verify System Manual
Review Record Drawings
Develop and Provide Final Cx Report
Development/Review of Controls/Trending
Dashboard
Facilitate Fire & Smoke Damper
Inspections/Testing
Facilitate Development of Maintenance
Budget
Facilitate Completion of Statement of
Conditions (SOC)
Facilitate a CMMS Program for Asset
Management
ASHRAE GUIDELINE 0
39 STEPS
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS

PROJECT PHASES
Post Occupancy/Warranty Period

Review Controls/Systems Trend Data
Measure and Verify Actual Energy
Performance
Complete Seasonal Testing
Participate in End of Warranty Review
(10 Months)
ASHRAE GUIDELINE 0
39 STEPS
Re-Commissioning
Continuous Commissioning
Verify Continuing O&M/Training

Perform re-commissioning on regular
basis to maintain energy efficiency and
to incorporate facility changes into
System manual
Benchmark Energy Performance

Update and Finalize Cx Report
LEED
LEED
ASHE
FUNDAMENTAL ENHANCED
45 STEPS
10 STEPS
10 STEPS
THE ISSUE
The USGBC has taken the recognized Cx Process as established and published by the
BCA
AGC
ASHRAE
ASHE
GSA
and divided the process into what they deem Fundamental (only 10 steps of the
usual 39) which are required then choose another 10 steps (for a total of 20 out of
39) as an option.
They are sending the message that the established whole multi-step process
can be boiled down to just a few of the steps, and any remaining steps can
be purchased as extra optional steps
This is an established process that works best when it remains together
IN OTHER WORDS
LEED Fundamental does not equal industry recognized commissioning
By only requiring LEED Fundamental, Owners are not reaping the full benefits of
commissioning
Without design and submittal reviews, Owners are only getting acceptance testing NOT
Commissioning
Even LEED Enhanced does not provide full service commissioning
No Design Review
No Submittal Review
No Services Past FPT
Forced to accept what the designers and installers give them (Isnt this where we came in?)
LEED is diluting the Commissioning Industry
By contracting Acceptance Testing instead of Commissioning LEED is confusing the issue and
giving Owners a false sense of assurance
THE IMPACT
Owners unfamiliar with industry standards who contract for fundamental only
ARE NOT RECEIVING COMMISSIONING SERVICES! But they think they are.
By dividing the Cx process and relegating critical steps to Enhanced, Owners

not familiar with Commissioning may think they can either do without, or these
are extra steps when they are in fact an integral part of the process!
USGBC is misrepresenting the Cx Industry by splitting the Cx process, making part

required and part additional. When in fact this is one multi-step process that
has a logical order that builds on the previous step.
USGBC is trying to amend this issue with their revised latest version of LEED
where they are adding requirements for energy performance measurement and
measurement & verification plans that would no longer be optional
REASONS FOR COMMISSIONING
CX PAYBACK METRICS
CX ACTIVITIES
COMMISSIONING IMPACTS
Number of Deficiencies Identified
THE NET COST OF COMMISSIONING
COMMISSIONING CAN BE PREVENTION
Question
and
Answers

Nickerson Jerry CC RD

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THE COMMISSIONING PROCESS AND ITS APPLICATION FOR

COMBINED HEAT & POWER PLANTS

Where art meets engineering

Revit/BIM Specialist for Integration of Model into

The University of Texas Medical Branch at Galveston

30 Years Energy Plant Performance Experience

Commissioned Over 5 Million SF of Space in Last 5 Years

COMMISSIONING IS NOT NEW

Commissioning has been around since the beginning of construction

CHP Construction Team

Where art meets engineering

FIRST IMPRESSIONS CAN BE DECEIVING

Where art meets engineering

LEED Platinum Certified

Drivers for Project

Where art meets engineering

METHODIST HOSPITAL CHP

Where art meets engineering

DELL CHILDRENS MEDICAL CENTER CHP

LEED Platinum Certified

Drivers for Project

Industrial Owner - Design Build Approach with Program Manager

Institutional Owner - CM @ Risk Project Delivery Method

Dell Childrens Medical Center CHP

District Energy CHP Design Build Approach

Where art meets engineering

WHAT IS COMMISSIONING? ASHRAE GUIDELINE 0

Where art meets engineering

Where art meets engineering

WHAT THIS MEANS TO THE TEAM

Architect and Engineer

It Works When its Done

CX PROCESS PRE-DESIGN PHASE

Cx Authority is assigned responsibility

Where art meets engineering

CHP PROJECT DEVELOPMENT

Project Delivery Method

How does it apply?

Key Owners Project Requirements

OPR DEVELOPMENT DETAIL

Project schedule and budget.

OPR DEVELOPMENT DETAIL CONT.

OPR DEVELOPMENT DETAIL CONT.

Where art meets engineering

ROLE BEFORE CONTRACTOR SELECTION

Assist in Contractor Selection:

Develop Scoring Criteria for Contractor and Major Subs

Assist in Developing Scope for RFP on Selection of CM

Tracking Back to OPR and BOD on Criteria for Contractor Selection

Providing Constructability Input to the Design Team for Design

LESSONS LEARNED PRE-DESIGN

Choosing project delivery methods

Meets not defeats project expectations

Bring Commissioning Authority on early in project

Qualified, independent, 3rd party CxA

Where art meets engineering

Where art meets engineering

CX PROCESS DESIGN PHASE

Verify OPR &

Review Owners Project Requirements

Review of LEED Credits Options

Develop Commissioning Plan

Where art meets engineering