PRINCIPLES OF BUILDING COMMISSIONING
PRINCIPLES OF BUILDING COMMISSIONING
Walter T. Grondzik, PE
Architectural Engineer
Ball State University
JOHN WILEY & SONS, INC.
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Library of Congress Cataloging-in-Publication Data:
ISBN: 978-0-470-11297-7
Grondzik, Walter T.
Principles of building commissioning / Walter T. Grondzik.
p. cm.
Includes bibliographical references and index.
ISBN 978-0-470-11297-7 (cloth)
1. Building commissioning. 2. Building--Quality control. 3. Buildings--Specifications. I. Title.
TH438.2.G76 2008
690.028'7--dc22
2008033315
Printed in the United States of America
10 9 8 7 6 5 4 3 2 1
Table of Contents
Chapter 1: What is Is Commissioning?
Building Commissioning
The Building Acquisition Process
What Building Commissioning Is and Is Not
What Building Commissioning Can Do
What Building Commissioning Cannot Do
Total Building Commissioning
References
Chapter 2: The Commissioning Process
Commissioning Iis a Process
Pre-Designdesign Phase
Owner’s Project Requirements
Commissioning Plan
Design Phase
Basis of Design
Commissioning Plan
Construction Documents
Construction Phase
Equipment and Systems Verification
Training
Systems Manual
Commissioning Plan Updates
Occupancy and Operations Phase
References
Chapter 3: The Commissioning Team
Teamwork is Is Necessary
The Commissioning Authority
Owner Representatives
Design Team Representatives
Contractor Representatives
Specialists
Commissioning Team Participation Expectations
References
Chapter 4: Commissioning Coordination[AU: The titles as changed reflect the actual chapter in the text.]
The Role of Coordination
Defining and Conveying Project Requirements
Defining and Conveying Verifying Design RequirementsSolutions
Defining and Conveying Construction Verification Requirements
Defining and Conveying Training Requirements
Defining and Conveying Operational RequirementsInformation
Planning for Ongoing Commissioning
References
Chapter 5: Verification and Testing
The Importance of Verification
Pred-Design Phase
Design Phase
Construction Phase
Occupancy and Operations Phase
References
Chapter 6: Documentation
Commissioning Documentation
The Commissioning Plan
Owner’s Project Requirements
Basis of Design
Contract Documents/Construction Documents
Construction Checklists
Training Plan
Systems Manual
Issues Log
Meeting Minutes
Commissioning Process Reports
References
Chapter 7: Training
Training Owner’s Personnel
The Training Plan
Pred-Design
Design
Construction
Occupancy and Operations
References
Chapter 8: Special Commissioning Contexts
Special Contexts?
Ongoing Commissioning
Retrocommissioning
Commissioning for Green Buildings
Discipline-Specific Commissioning Guidance
References
Glossary
Commissioning Resources
Index
PREFACE
The seeds of this book were sown in 1992 when the Florida Design Initiative (FDI) sponsored the Second National Conference on Building Commissioning in Clearwater Beach, Florida. FDI was promoting building commissioning, among other practices, as a valuable tool that could help move buildings in the state of Florida to higher ground in terms of energy efficiency and overall performance. The purpose of the conference sponsorship was to allow Florida design professionals to meet and mingle with those from other states who were already involved with commissioning. The benefits and difficulties of commissioning were presented and discussed at the conference and a number of newly- converted designers adopted commissioning as a viable means of improving building quality.
The underlying theme of the early building commissioning conferences, organized by Portland Energy Conservation, Inc. (PECI) and championed by Nancy Benner was simple—to establish building commissioning as a “business as usual” practice. In theory, when this objective was reached the rationale for the annual commissioning conferences would dissipate. The 16th National Conference on Building Commissioning was held in 2008. The need for the conferences has not evaporated, although their role has changed to one of process support versus the earlier role of philosophical conversion. At this time, building commissioning is not yet “business as usual,” but neither is it an unusual business. Savvy building owners have adopted commissioning as an effective way to improve the facility acquisition process. Green building initiatives have embraced commissioning as a way of assuring quality in the delivery of high-performance buildings. Commissioning is coming of age.
ASHRAE has substantially revised its long-standing series of commissioning guidelines—with the 2005 publication of Guideline 0: The Commissioning Process and the soon-to-bejust-released wholesale updating of Guideline 1: HVAC&R Technical Requirements for the Commissioning Process. Guideline 0 gives discipline-neutral guidance on what an effective commissioning process should look like—whether an HVAC, lighting, roof, or elevator system is involved. Guideline 1 provides the details necessary to properly implement the commissioning process with respect to HVAC&R systems. The National Institute of Building Sciences (NIBS) coordinated the development and publication (in 2006) of NIBS Guideline 3: Exterior Enclosure Technical Requirements for the Commissioning Process. Several additional guidelines in the NIBS “total building commissioning” series are currently in the works. Those most likely to be seen first will address fire protection and lighting systems.
Numerous organizations now embrace, support, and promote building commissioning. PECI, ASHRAE, and NIBS are noted abovehave been noted already, but the ranks also include the Building Commissioning Association (BCA), the National Environmental Balancing Bureau (NEEB), the California Commissioning Collaborative, and several others. Certification as a commissioning provider is available from several organizations—and in most cases the requirements for certification are anything but trivial. Commissioning is gaining traction. It may not yet be business as usual, but it is surely on the radar screens of most facility design and operations professionals.
Yet a question persists among many building designers and owners—what exactly is this thing called commissioning? Answering this fundamental question is the objective of this book. Fifteen years after the first national commissioning conference, there still seems to be a need for a consolidated source of information on the basics of building commissioning. This book attempts to be that source, and to make the fundamentals of commissioning accessible to all interested parties—to building owners and operators, to architects and engineers about to embark on commissioning efforts, and to others (such as users or suppliers) who may be called upon to join the commissioning team for a particular project. This book is intended for anyone looking for “Commissioning 101.” As demand for green, carbon-neutral, high-performance buildings increases, so should the numbers of people seeking to understand commissioning.
Principles of Building Commissioning attempts to clarify the underlying philosophy of commissioning: the why, what, when, and who of this process. It maps out the territory of commissioning, outlines its defining characteristics, explains its flow of processes, and demystifies its documentation. This book is very much shaped by the ASHRAE Guideline 0 view of the world of commissioning.
ACKNOWLEDGMENTS
I would like to gratefully acknowledge the following for their contributions to this book. Chronologically, first is Portland Energy Conservation, Inc. (PECI). Attending the PECI-organized Second National Conference on Building Commissioning opened my eyes to the irrefutable logic of commissioning as a way to improve the performance of buildings. Several months before the conference I was sent to Portland to scope out PECI and see if the Florida Design Initiative (FDI) should invest in the conference as a major sponsor. My visit was also surely a chance for PECI to scope out FDI as a potential collaborator. Luckily, all went well, and the rest is history. FDI provided major support for three of the first five national conferences. PECI is still doing outstanding work in commissioning and energy. Thanks for being an inspiration.
Second, chronologically, is the ASHRAE Guideline 0 (and generally overlapping Guideline 1) project committee. Sitting in on committee meetings over the course of what seems like a decade (and, in fact, was close to being so) was like getting a graduate degree in commissioning. The committee members were/are amazingly knowledgeable and were exceptionally willing to share that knowledge—investing huge amounts of time in a totally volunteer effort. And tThey were a fantastic group to work with, to boot. Thanks for your collective wisdom.
Third, chronologically, are the several commissioning providers who contributed freely of their time and wisdom through the interviews interspersed throughout the book. In alphabetical order these valuable contributors are:
Thomas E. Cappellin, Hanson Professional Services Inc.
Tim Corbett, Social Security Administration
H. J. Enck, Commissioning & Green Building Solutions
Tudi Haasl, Portland Energy Conservation, Inc.
Kristin Heinemeier, Western Cooling Efficiency Center
Jere Lahey, Department of Management Services, State of Florida (interviewed by Wayne Dunn)
Jeff J. Traylor, EMCOR Government Services
FourthThird, chronologically, is the John Wiley & Sons development and production team—headed by acquisitions editor Jim Harper. Thanking one’s editor for patience and encouragement is a bit cliché, but in the case of this book is absolutely on target. Patience and persistence were assuredly valuable commodities. Thanks also go to copy editor XXXXX Cheryl Ferguson and production manager XXXXXNancy Cintron. All have made an inherently difficult process substantially less so.
Lastly, and definitely not in chronological order, I must and do thank my family. Your support and encouragement has have allowed me to essentially work way beyond the limits of what would normally be considered reasonable, without too much guilt. Carol, Michael, Tasha, Nikki, and Kelsey—thank you immensely.
Walter Grondzik, PE
Architectural Engineer
Muncie, IN Indiana / Tallahassee, FLFlorida [AU: Listing two places? I think this is confusing unless clarified. I split time between the two locations and feel attached to both. ??]
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