The Value-Benefit of Retro-commissioning in Existing Buildings

Report
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
VALUE BENEFITS
RETRO-COMMISSIONING
EXISTING BUILDINGS
TIM CORBETT
Chair, ASHRAE Special Guideline Program Committee 0
The Commissioning Process
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VALUE BENEFITS - RETRO-COMMISSIONING - EXISTING BUILDINGS
•
UNDERSTANDING RETRO-COMMISSIONING (RETRO-Cx)
BEGINS WITH UNDERSTANDING COMMISSIONING (Cx)
• THERE ARE TWO BASIC TYPES OF Cx: TOTAL PROJECT Cx
AND SYSTEMS AND EQUIPMENT Cx
(Definition: Construction Specification Institute)
1. TOTAL PROJECT Cx (BEGINS AT PROJECT
CONCEPTION)
2. SYSTEMS AND EQUIPMENT (START-UP Cx)
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
TOTAL PROJECT (FACILITY) COMMISSIONING (Cx)
• TOTAL PROJECT (FACILITY) COMMISSIONING, ALSO
REFERRED TO AS TOTAL FACILITY COMMISSIONING, BEGINS
DURING PROJECT CONCEPTION AND CONTINUES THROUGH
FACILITY MANAGEMENT AND USE.
• TOTAL PROJECT COMMISSIONING DOCUMENTS THE
OWNER’S FACILITY CRITERIA AND VERIFIES THAT THE
CRITERIA ARE ACHIEVED AND THAT THE FACILITY IS PLACED
INTO PROPER OPERATION.
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
SYSTEM AND EQUIPMENT COMMISSIONING IS:
• A DETAILED OPERATIONAL TESTING, ADJUSTING, AND
TRAINING OF SPECIFIC SYSTEMS OR EQUIPMENT TO
ENSURE THEIR READINESS FOR USE IN THE COMPLETED
FACILITY.
• NOT IMPLEMENTED AT PROJECT CONCEPTION
• A METHOD OF DETERMINING FINAL ACCEPTANCE
• ONLY DOCUMENTS CONDITIONS AT OCCUPANCY
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
•ASHRAE DEFINITION OF THE Cx PROCESS
•A METHOD TO IMPROVE THE DELIVERY OF A PROJECT, FOCUSING
ON QUALITY, THE METHOD INCLUDES MAKING SURE THAT ALL
COMPONENTS OF THE BUILDING ARE PLANNED, INSTALLED, AND
MAINTAINED ACCORDING TO THE OWNER’S REQUIREMENTS.
• THE TOTAL PROJECT COMMISSIONING AND TOTAL BUILDING
COMMISSIONING GO BEYOND NORMAL VERIFICATION OF ALL
FACILITY SYSTEMS FOR PERFORMANCE AND INCLUDE THE ENTIRE
PROJECT OR BUILDING
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
APPLYING RETRO-COMMISSIONING (RETRO-Cx) TO EXISTING
FACILITIES
• NOT A RE-Cx OF CONDITIONS AT FACILITY FINAL ACCEPTANCE
• NOT A FACILITY TUNE-UP OR EVALUATION
• NOT LIMITED TO BUILDING MECHANICAL/ELECTRICAL SYSTEMS
• NOT LIMITED TO OPTIMIZATION OF EXISTING PROCEEDURES OR
SYSTEMS
BUT MORE
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
APPLYING RETRO-Cx TO EXISTING FACILITIES
 GATHER AND ORGANIZE ALL EXISTING DOCUMENTATION
(PLANNING)
 IDENTIFY CHANGES IN USE AND CURRENT FACILITY
REQUIREMENTS (DISCOVERY OF ROOT CAUSE)
 BUDGET AND PUT BEST OPTIONS INTO IMPLEMENTATION PLAN
(PROJECT DELIVERY)
 MEET AND ACCEPT ESTABLISHED GOALS FOCUS A METHODS TO
OPTIMIZE VALUE (PERSISTENCE)
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
COMPARING Cx METHODS IN NEW/EXISTING FACILITIES
NEW – OWNER PROJECT
REQUIREMTENTS
EXISTING – CURRENT FACILITY
REQUIREMENTS
1. PRE-DESIGN
1. PLANNING
2. DESIGN
2. INVESTIGATION
3. CONSTRUCTION
3. IMPLEMENTATION
4. POST-OCCUPANCY
4. HAND-OFF
5. PERSISTANCE
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
FACILITY OWNER’S RESPONSIBILITIES:
1. DEVELOP GOALS AND PROJECT OBJECTIVES
2. DEVELOP A SCOPE OF WORK (CURRENT FACILITIES
REQUIREMENTS)
3. HIRE OR ASSIGN THE Cx AUTHORITY
4. SUPPORT THE RETRO-Cx TEAM FINDINGS
5. CLEARLY ARTICULATE THE FACILITY’S INTENDED USE
6. PROVIDE INFORMATION AND FUNDING RESOURCES NEEDED
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
RETRO-Cx AUTHORITY RESPONSIBILITIES
THE RETRO-Cx PLAN
THE RETRO-Cx PLAN IS THE DOCUMENT DEFINING THE PROJECT’S
GOALS, SCOPE, SCHEDULE, DOCUMENTATION REQUIREMENTS,
ROLES. AND TASKS OF THE RETRO-Cx TEAM MEMBERS
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
AT A MINIMUM, THE RETRO-Cx PLAN SHOULD INCLUDE:
• GENERAL BUILDING INFORMATION AND CONTACT INFORMATION
• GOALS AND SCOPE OF THE PROJECT
• BRIEF BUILDING AND SYSTEM DESCRIPTIONS, LISTING SYSTEMS
INVESTIGATED, CONCLUSIONS, AND APPLICATIONS OF FACILITY
OWNER REQUIREMENTS
• LIST OF TEAM MEMBERS, RESPONSIBILITIES, AND DELIVERABLES
• METHODS OF COMMUNICATION, REPORTING, AND PROTOCOLS
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
AT A MINIMUM, THE RETRO- Cx PLAN SHOULD INCLUDE: (CONT)
• SCHEDULE OF PROJECT MILESTONES
• DOCUMENTATION REQUIREMENTS AND RESOURCES
• INVESTIGATION SCOPE, METHODS, AND CORRECTIVE ACTIONS
• IMPLEMENTATION OF SEASONAL VERIFICATION
• PROJECT HAND-OFF ACTIVITIES
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
RETRO-Cx AUTHORITY RESPONSIBILITIES
FINAL REPORT
THE FINAL REPORT IS A SUMMARY OF THE PROJECT AND PROVIDES
A RECORD OF THE RETRO-Cx ACTIVITIES AND RECOMMENDATIONS
FOR MONITORING AND MAINTAINING THE IMPLEMENTED MEASURES.
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
AT A MINIMUM, THE RETRO- Cx FINAL REPORT SHOULD INCLUDE:
• EXECUTIVE SUMMARY
• PROJECT BACKGROUND
• A LISTING, WITH A DESCRIPTION OF FACILITY IMPROVEMENTS
AND OPERATING PROCEDURES IMPLEMENTED
• ESTIMATES OF LIFECYCLE SAVINGS AND THE ACTUAL COSTS
FOR EACH IMPROVEMENT IMPLEMENTED (SIMPLE PAYBACK)
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
THE RETRO- Cx FINAL REPORT SHOULD INCLUDE: (CONT)
• TRENDING AND DIAGNOSTIC/MONITORING PLAN, DOCUMENTING
RESULTS
• ALL TESTING RESULTS
• RECOMMENDED RE-COMMISSIONING PLAN REFERENCING
LIFECYCLE TESTING INFORMATION FROM RETRO- Cx ACTIVITIES
• COMPLETE DOCUMENTATION OF REVISED OR NEW STRATEGIES
IMPLEMENTED
• A LIST OF CAPITAL IMPROVEMENTS RECOMMENDED FOR
FUTURE ACTION
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
AT THE CONCLUSION OF THE RETRO-CX PROGRAM
•THE FACILITY OWNER ADDS VALUE TO THE OPERATION OF
THE FACILITY BY:
• IMPLEMENTION A PROGRAM OF M&V TO CONTINUE TO TRACK
THE BENEFITS OF THE RETRO-Cx PROGRAM
• HAVE IN PLACE A FUTURE RE-COMMISSIONING PLAN FOR
MAINTAINING BENEFITS
• AQUIRE THE TOOLS FOR MAINTAINING AND TRACKING
EFFICIENT FACILITY OPERATION
• REDUCE OPERATING COSTS AND THE FACILITY CARBON
FOOTPRINT
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
QUESTIONS
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS
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VALUE BENEFITS - RETRO-COMMISSIONING EXISTING BUILDINGS

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