HomeMy WebLinkAboutCommissioning and Retro-Commissioning Practice for Municipal BuildingsCommissioning Practice for
Municipal Buildings in the
City of Palm Desert
Prepared by:
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L ATerra Nova Planning & Research, Inc.' BSEEwcs/wEER/wcs
42635Melanie Place, Suite 1O1 1O6OUTreenaStreet, Suite l0U
Palm Desert, [A9ZZ11 San Diego, C49213l
Designing Your Sustainable Future
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Table of Contents
1.0 Commissioning & Retro-Commissioning Practice (Cx/RCx) Purpose and Objectives ..........................1
1.1 Purpose..........................................................................................................................................1
1.2 Practice Objectives.....................................................................................................................1
2.0 Commissioning and Retro-Commissioning Practice.....................................................................2
2.1 Eligible and Exempt Facilities.....................................................................................................2
2.2 Timeline........................................................................................................................................2
2.3 Frequency and Triggers...............................................................................................................2
2.4 Cx/RCx Project Manager.............................................................................................................2
2.5 Cx/RCx Process............................................................................................................................. 2
2.5.1 Commissioning and Retro-Commissioning Service Provider Selection ..............................2
2.5.2 Planning Phase...................................................................................................................3
2.5.3 Baseline Requirements....................................................................................................3
2.5.4 Project Boundaries...........................................................................................................4
2.5.5 Investigation Phase...........................................................................................................4
2.5.6 Savings and Economic Analysis.......................................................................................5
2.5.7 Implementation Phase.....................................................................................................6
2.5.8 Functional Performance Testing Phase........................................................................... 6
2.5.9 Facility Training Phase........................................................................................................7
2.5.10 Project Reporting.............................................................................................................7
2.5.11 Measurement and Verification (M&V) Phase.................................................................8
3.0 Definitions..........................................................................................................................................9
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Retro-commissioning Practice
1.0 Commissioning & Retro-Commission ing Practice (Cx/RCx) Purpose
and Objectives
1.1 Purpose
Commissioning is the process of assuring that new buildings operate at peak efficiency. Retro-
Commissioning is the process of tuning -up an existing building in order to ensure proper
operation of major equipment, proper indoor air quality, desired occupant comfort, and
optimum energy consumption of existing equipment.
Retro-Commissioning is a process that seeks to improve how building equipment and systems
function together. Depending on the age of the building, retro-commissioning can often resolve
problems that occurred during design or construction, or address problems that have developed
throughout the building's life. In all, Commissioning and Retro-Commission ing improves a
building's operations and maintenance (O&M) procedures to enhance overall building
performance.
The Commissioning and Retro-Commissioning process is referred to as Cx/RCx in this document.
The Cx/RCx process consists of the following elements:
o Planning Phase
o Cx/RCx Service Provider Selection
o Baseline Requirements
o Project Boundaries
o Investigation Phase
o Savings and Economic Analysis
o Implementation Phase
o Functional Performance Testing Phase
o Facility Manager and Operator Training
o Project Reporting
o Measurement and Verification Phase
1.2 Practice Objectives
The Cx/RCx Practice is a key component in the Green for Life program. The Cx/RCx Practice tiers
off the City's Benchmarking Practice, which addresses the benchmarking of buildings and the
tracking of energy usage through the City's Utility Manager Software system. The three parts of
the program — Benchmarking, utility management software and Commissioning and Retro-
Commissioning -- identify energy savings and cost cutting opportunities.
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2.0 Commissioning and Retro-Commission ing Practice
2.1 Eligible and Exempt Facilities
Buildings that are eligible for Commissioning and Retro-Commissioning under this Practice are:
o All City -owned buildings that have occupancy factors greater than 50%
Buildings that are exempt from this Commissioning and Retro-Commissioning Practice are:
o Buildings where the City is not directly responsible for the energy bills
o Buildings where the landlord is responsible for the operation and maintenance of
the heating and cooling systems
2.2 Timeline
Eligible facilities should be commissioned and retro-commissioned in accordance with the
guidelines as presented herein.
2.3 Frequency and Triggers
Eligible facilities should execute the Cx/RCx Process when the one of the following triggers occurs:
o Trigger based on the score or energy use intensity from the EPA Portfolio
Manager determined during the Benchmarking process
2.4 Cx/RCx Project Manager
The City should assign Public Works Director who will be the person responsible for conducting
and/or overseeing the Cx/RCx process for the City. The City's Cx/RCx Project Manager will be
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vendors and contractors, managing budgets and managing the schedule.
2.5 Cx/RCx Process
If the City proceeds with a Cx/RCx process, the Cx/RCx Practice will be executed through the
following Cx/RCx process.
2.5.1 Commissioning and Retro-Commission ing Service Provider Selection
The City Cx/RCx Project Manager will be responsible for overseeing the selection of a Cx/RCx
Service Provider to carry out the Cx/RCx process. The selection process and the minimum
requirements for a Cx/RCx Service Provider are as follows.
o Experience and up-to-date technical knowledge in the related fields of design,
construction, and operation of buildings and building systems.
o Extensive and recent hands-on field experience in all aspects of the Cx/RCx process
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that include:
• Energy auditing
• Energy savings modeling
• Equipment operation trending
• HVAC controls
• HVAC design
The Cx/RCx Service Provider may be City employee or a person/company that the City contracts
with for the work.
The level of experience and required certification and registrations the City will require of a
Cx/RCx Service Provider are as follows:
o Minimum years of Cx/RCx experience (i.e. 5 years)
o Professional Certification as a Professional Engineer (P.E.) in the state of California
Cx/RCx Service Provider Selection Guideline
The City will select the Cx/RCx Service Provider through one of the following methods:
o In-house Personnel or a third party service provider
2.5.2 Planning Phase
During the Planning Phase, the City will select a Cx/RCx Service Provider. The Cx/RCx Service
provider will evaluate the energy usage patterns of the facility, document current operating
conditions of major equipment, perform an initial site walk-through and meet with facilities
management staff. The Cx/RCx Service Provider will identify eligible project incentive programs
through utility providers, local government partnerships, low cost financing, on -bill financing,
and/or grants.
The Cx/RCx plan should include an audit of the entire facility and an analysis of utility bills. The
Cx/RCx Service Provider will develop an Cx/RCx Plan, which should include:
o General building information
o Facility Energy Consumption Information
o Description of Major Systems
o Execution Plan
2.5.3 Baseline Requirements
The Cx/RCx Service Provider will establish a baseline of energy utilization of the facility. The
acceptable method of establishing the project baseline is:
o Most recent 12 months
It is anticipated that the source of the data will be the energy usage data in Portfolio Manager,
updated through the benchmarking process, or the data archived in the Utility Manger Software
system.
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2.5.4 Project Boundaries
The boundaries of the Cx/RCx process that are covered by this Practice define the system that is
to be addressed. As a rule, the broader the boundaries and the more detailed the analysis
required, the higher the cost for the Cx/RCx process. The boundary should be:
o Packaged Heating and Cooling Systems
o Lighting and Lighting Control Systems o Building Control Systems
o Air Distribution Systems — Including ducting and diffusers
o Hydronic Distribution Systems
The approach for Cx/RCx within the defined boundary should be:
o Prescriptive on Targeted Major Systems
2.5.5 Investigation Phase
The requirements for the Investigation Phase of the Cx/RCx process should include:
o Equipment lists, with nameplate information
o Drawings for the building's main energy consuming systems and equipment,
including controls, mechanical, and electrical
o Equipment operational trending
The Cx/RCx Service Provider will perform diagnostic monitoring to gather data on when and how
the systems operate. Diagnostic monitoring should identify, characterize and confirm
improvement opportunities as well as begin to detect the root cause of performance deficiencies.
The Cx/RCx Service Provider should use handheld meters, data loggers, and/or the building
management system (BMS) to observe the building's operation and maintenance.
For the prescriptive approach, the investigation should consist of evaluating the identified
systems using a checklist. The following provides and example of this approach:
o Packaged Rooftop Air Conditioning Units (Direct Expansion):
• Check if filters are clean
• Check if Cooling and Heating Coils are clean
• Check if fan belt is properly installed and is in good condition
• Check if Economizer control is properly functioning
• Check if Condenser Coils are clean
• Are the compressors properly functioning
• Check if it is scheduled properly
o Air Handling Units
• Check if filters are clean
• Check if Cooling and Heating Coils are clean
• Check if fan belt is properly installed is in good condition
• Check if Economizer control is properly functioning
• Check if sensors are functioning properly and calibrated
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• Check if it is scheduled properly
o Pumps
• Check if there is any audible cavitation
• Check flow rate if it is functioning properly
• Check motor speed if it is spinning in the correct direction
• If the pump has a variable speed drive, is the drive controlling the motor
properly
• Are all gauges functioning properly and calibrated
• Check if it is scheduled properly
o Exhaust Fans
• Check if the fan belt is in good condition
• Check if the fan belt is aligned properly
• Check if the fan belt is properly adjusted and tightened
• Check if it is scheduled properly
o Lighting Systems
• Check if the lighting fixture is clean
• Check if all lamps are properly installed
• Verify correct sensor placement and orientation
• If applicable, check if the sensors are properly functioning
• Check if the lighting systems are scheduled properly
o Control Systems
• Validate Temperature Setpoints
• Validate and Optimize HVAC schedule
• Sensor Values
2.5.6 Savings and Economic Analysis
The requirements for the savings calculation methods and tools as well as the required form of
the economic metrics used to make decisions related to proposed measures to be implemented
should include:
o Recommended improvement
o Estimated energy savings and costs
o Economic Metric - Simple payback
o Recommendations and status of implementation
The methods of calculation that are acceptable to the City are:
o Measure -specific software tools
o Custom models run by equipment vendors
o Custom Spreadsheets
A Master List of Findings should be developed to document deficiencies identified from the
investigation phase, including the "field fixes" made during the course of the investigation.
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After the Master List of Findings is complete, the Cx/RCx Service Provider should present the
results to the City Cx/RCx Project Manager and recommend the measures for implementation.
Depending on the City needs and scope of the project, the Master List of Findings may be a
sufficient decision -making tool to proceed to implementation, as it provides a summary of the
investigation findings, recommended solutions, and a cost -benefit analysis. The City may wish to
have the Master List of Findings included in an Interim or Investigation Summary Report in which
the commissioning team details their findings from the site assessment, building documentation
review, and diagnostic trending and testing. The City should require the team to supply all
calculations and assumptions behind their energy savings and cost estimates.
2.5.7 Implementation Phase
The selection and implementation of the improvements and energy efficiency measures should
be made by the Cx/RCx Project Manager. Each project should be documented to include a scope
of work, installed cost, incentives from an outside program, and energy savings.
The Cx/RCx Project Manager should select cost effective projects for implementation that:
o Have a simple payback of 2 years or less
o Measures with a total cost not to exceed 10% of the buildings annual electric bill
The options for the City to implement the selected measures are:
o Use in-house staff
o City contracts with a third party
2.5.8 Functional Performance Testing Phase
Functional Performance Testing should be conducted for systems addressed in the Cx/RCx
process:
Testing Protocols
The Cx/RCx Service Provider should perform Functional Performance Testing on the building's
systems based on a protocol from one of the following agencies:
o Portland Energy Conservation (PECI)
Testing Procedures
The Cx/RCx Service Provider and the City should schedule the testing and make any necessary
preparations, such as checking and calibrating control points or temperature sensors. Functional
performance tests should be conducted:
o During normal business hours as long as occupants are not affected
The Cx/RCx Service Provider should conduct functional performance tests on equipment
operation based on defined modes. The functional tests should consist of forcing the system into
the defined operating modes, validating system operation.
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The Cx/RCx team should record all their activities and observations on a pre -defined data sheet,
and then ensure that all systems are returned to a "normal" state. Each system should be
operated in the following modes during the functional performance tests:
Modes of Operation
o As found in operating mode (i.e. work with current conditions)
2.5.9 Facility Training Phase
The Cx/RCx service provider should provide training on system changes to the people who are
responsible for continued operation and savings after the project is complete. The training
element provides staff with the best opportunity to learn about how issues were identified and
remedied as well as the new sequence of operation of major systems that have been
implemented. Training sessions should be provided in the form of:
o One day training at the end of the project
The format of the training should be:
Training Session Approach
o Hands-on demonstrations on the affected equipment
o Power Point presentation overview
2.5.10 Project Reporting
The Cx/RCx Service Provider should provide the project deliverables for the different phases of
the Cx/RCx Process to ensure that the City Project Manager has a clear understanding of the
status of the project
At a minimum, the Cx/RCx Service Provider should provide a Systems Manual and Final Report.
Both of these documents should form the basis of the content in the Facility Training Phase
above. The minimum content for each of these reports are as follows:
Systems Manual
o Project Executive Summary
o General building or plant description
o Building and equipment schedules
o Equipment list with descriptions
o Sequences of Operation
o M&V Plan
Final Report
o Executive Summary
o The Master List of Findings, with a description of the improvements implemented
o Updated estimates of savings and the actual improvement costs for each
improvement implemented
o All completed functional tests and results
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o Complete documentation of revised or new strategies implemented including set
points and operating schedules
2.5.11 Measurement and Verification (M&V) Phase
Once an implementation project is completed, the Cx/RCx Service Provider should monitor the
equipment or systems to ensure that the improvements are working as expected. The M&V task
can be accomplished using Building Management System trending, data logging, functional
testing, simple observation, whole building tracking through the Utility Manager Software system,
or a combination of these methods.
Cx/RCx Service Provider should verify savings:
o Use the Utility Management Software
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3.0 Definitions
American Society of Heating Ventilation Refrigeration (ASHRAE): An international technical
engineering society for all individuals and organizations interested in heating, ventilation, air-
conditioning, and refrigeration (HVAC&R)
Association of Energy Engineers (AEE): is a nonprofit professional society of over 15,000
members in 84 countries. The mission of AEE is "to promote the scientific and educational
interests of those engaged in the energy industry and to foster action for Sustainable
Development."
Building Commissioning (Cx): A systematic quality assurance process that spans the entire design
and construction process. Building commissioning helps ensure that a new building's
performance meets owner expectations by verifying and documenting that building systems and
components are planned, designed, installed, tested, operated, and maintained to meet the
owner's requirements.
Building Commissioning Association (BCA): The BCA's goal is to achieve high professional
standards, while allowing for the diverse and creative approaches to building commissioning that
benefit our profession and its clients. For this reason, the BCA focuses on identifying critical
commissioning attributes and elements, rather than attempting to dictate a rigid commissioning
process.
Building Envelope: A building envelope includes all components of a building that enclose
conditioned space. Building envelope components separate conditioned spaces from
unconditioned spaces or from outside air. For example, walls and doors between an unheated
garage and a living area are part of the building envelope; walls separating an unheated garage
from the outside are not. Although floors of conditioned basements and conditioned crawlspaces
are technically part of the building envelope, the code does not specify insulation requirements
for these components.
Building Management System (BMS): is a computer -based control system installed in buildings
that controls and monitors the building's mechanical and electrical equipment such as ventilation,
lighting, power systems, fire systems, and security systems. A BMS consists of software and
hardware; the software program, usually configured in a hierarchical manner, can be proprietary
California Commissioning Collaborative (CCC): The CCC is a California nonprofit public benefit
corporation. CCC's purpose is:
• To improve building and system performance by developing and promoting viable building
commissioning practices in California
• To facilitate the development of cost effective programs, tools, techniques and service
delivery infrastructure to enable the implementation of building commissioning processes
• To educate and inform concerning building commissioning processes
• To identify opportunities, establish priorities and promote solutions relating to building
commissioning processes in California
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Retro-commission ing Practice
Certified Energy Manager (CEM): A professional certification issued by the Association of Energy
Engineers. Professionals become eligible for this certification after demonstrating expertise in
several areas ranging from standards, air quality, energy audits, lighting, procurement and
financing.
Data Logger: A stand-alone electronic data gathering device that utilizes sensors to collect
equipment information over time. Data collected should include temperatures, pressure, current,
humidity, or other operational information.
Energy Efficiency Measure (EEM): Any type of project or technology implemented to reduce the
consumption of energy in a building without impacting operations.
Functional Performance Testing: Tests that evaluate the dynamic function and operation of
equipment and systems using manual or automated monitoring methods and either passive
observation or active testing of operation. Functional testing is the assessment of the system's
ability to perform within the parameters described in the design.
Heating Cooling and Air Conditioning (HVAC): technology of indoor and automotive
environmental comfort. HVAC system design is a major sub discipline of mechanical
engineering, based on the principles of thermodynamics, fluid mechanics, and heat transfer.
International Performance Measurement and Verification Protocol (IPMVP): provides an
overview of current best practice techniques available for verifying results of energy efficiency,
water efficiency, and renewable energy projects
Implementation Phase: A document prepared by the commissioning team to provide guidance or
a scope of work for implementing measures identified during the investigation.
Lifecycle Cost Savings: is a method for assessing the total cost of facility ownership. It takes into
account all costs of acquiring, owning, and disposing of a building or building system. It is useful
when project alternatives that fulfill the same performance requirements, but differ with respect
to initial costs and operating costs, have to be compared in order to select the one that
maximizes net savings.
Master List of Findings: A summary list of findings generated during the investigation process. For
each finding, the list contains the following fields: finding description, type of equipment,
recommended improvement, estimated energy savings and costs, simple payback,
recommendations, and status of implementation.
Measurement and Verification (M&V): The process of verifying the equipment operation and
energy savings associated with system upgrades and new energy efficiency measures.
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Retro-commissioning Practice
National Environmental Balancing Bureau (NEBB): Established in 1971, the National
Environmental Balancing Bureau (NEBB) is the premier international certification association for
firms that deliver high performance building systems. Its members perform testing, adjusting
and balancing (TAB) of heating, ventilating and air-conditioning systems, commission and retro-
commission building systems, execute sound and vibration testing, and test and certify laboratory
fume hoods and electronic and biological cleanrooms.
O&M Manuals: Written documents that provide all the information necessary for operating and
maintaining installed equipment.
Portland Energy Conservation (PECI): Conservation group that promotes the benefits of
responsible energy.
Professional Engineer (PE): A registered or licensed engineer in the United States who is
permitted to offer professional services directly to the public.
Registered Design Professional: An individual who is registered or licensed to practice his
respective design profession as defined by the statutory requirements of the professional
registration laws of the state or City in which the project is to be constructed.
Commissioning and Retro-Commissioning (Cx/RCx) Service Provider: The person or firm selected
to execute the Commissioning and Retro-Commissioning projects, the commissioning Service
Provider should have experience and up-to-date technical knowledge in the related fields of
design, construction, and building operations. The commissioning lead should also have extensive
and recent hands-on field experience in all aspects of the Commissioning and Retro-
Commissioning process. The commissioning lead can employ or partner with technology
specialists who have expertise in systems where the commissioning lead lacks experience. The
RCx Service Provider should have a good technical knowledge of the fundamental, design, and
operation of the HVAC system and the implementation of controls systems.
Retro-Commissioning (RCx): The process of tuning -up an existing buildings in order to ensure
Prnrnor nrnaratinn of mninr eq Uipment nrnrn,er inrinnr air minlity fjncired nccupant rnmfnrt, and
optimum energy consumption of existing equipment. Retro-commissioning is a process that
seeks to improve how building equipment and systems function together. Depending on the age
of the building, retro-commissioning can often resolve problems that occurred during design or
construction, or address problems that have developed throughout the building's life. In all,
retro- commissioning improves a building's operations and maintenance (O&M) procedures to
enhance overall building performance.
Commissioning and Retro-Commissioning (Cx/RCx) Plan: A document that defines the project's
objectives, scope, schedule, documentation requirements, and the roles and responsibilities of
team members.
Cx/RCx Project Manager: The person within the City that is appointed to be responsible for
overseeing the Cx/RCx process and having Service Provider to represent the agency to the utility
for the purposes of obtaining the utility billing information.
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Retro-commissioning Practice
Return on Investment (ROI): A performance measure used to evaluate the efficiency of
an investment or to compare the efficiency of a number of different investments. To calculate
R01, the benefit (return) of an investment is divided by the cost of the investment; the result is
expressed as a percentage or a ratio.
Sequences of Operations: A narrative describing how the mechanical, electrical, energy
management, and control systems are intended to operate during start-up, shut -down,
unoccupied, manual, fire, power failure, security lock -downs, and other modes of operation.
Simple Payback: An energy investment's Simple Payback Period is the amount of time it should
take to recover the initial investment in energy savings, dividing initial installed cost by the annual
energy cost savings.
Systems Manual: A system -focused composite document that includes the 0&M Manuals and
additional information of use to the owner and building staff in operating and maintaining the
facility. This document is not typically part of a new construction project unless specified.
Southern California Edison (SCE): Electric service provider in Southern California and a partner in
the Green for Life Program
Testing, adjusting and balancing (TAB): The purpose of testing, adjusting, and balancing (TAB) is
to assure that an HVAC system is providing maximum occupant comfort at the lowest energy cost
possible.
United States Environmental Protection Agency (US EPA): An agency of the federal government
of the United States charged with protecting human health and the environment, by writing and
enforcing regulations based on laws passed by Congress.
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