Cx From the Owner`s Perspective

Report
Cx FROM THE OWNER’S
PERSPECTIVE
State of Utah
Division of Facilities Construction and
Management
DFCM -- Our Mission
To provide professional services to assist State entities in meeting
their facility needs for the benefit of the public.
The Division of Facilities Construction and Management (DFCM) is
the building manager for all State owned facilities and is
responsible for:
All Aspects of Construction and Maintenance of State Buildings
Assisting the Utah State Building Board in Developing its
Recommendations for Capital Development Projects and Allocating
Capital Improvement Funds
Overseeing all Non-Higher Education and Non-Judicial Branch
Leases
Controlling the Allocation of State Owned Space
Cx FROM THE OWNER’S
PERSPECTIVE
New Building Key Components
• OWNER – DFCM
• AGENCY OR INSTITUTION–
– Higher Education includes all
State Universities and Colleges
– Correctional facilities
– State Parks
– Office Space
– Courts
– Hospitals
– Museums
• FACILITY MAINTENANCE GROUPS
– HVAC Shop
– Electrical Shop
– Carpenter Shop
• DESIGN PROFESSIONALS (A/E’s)
– Architects
– Engineers
– Consultants
• GENERAL CONTRACTOR
– Sub-contractors
– Suppliers
– manufacturers
Cx FROM THE OWNER’S
PERSPECTIVE
Reasons/Goals for Building Commissioning
•
•
•
•
•
•
•
•
•
•
•
Energy Efficiency to minimize utility costs
Ensure building components performance
Documented demonstration of system performance
Improve equipment life cycle costs
Improved construction schedule management
Improve building start-up and turn over
Warranty claims are reduced
Improve building occupant thermal comfort levels
Improve indoor air quality (IAQ)
Requirement for LEEDS
Documentation for applying for Utility Rebates
Cx FROM THE OWNER’S
PERSPECTIVE
Utilizing a Cx Agent to meet the Goals
•
•
•
•
Identify a scope of work
Timing for a Cx Agent’s involvement
Selection
Costs
Cx FROM THE OWNER’S
PERSPECTIVE
SCOPE OF WORK
• Owner must identify the expectations for the
project
• What basic systems are included – HVAC,
Electrical, Fire Alarm, Emergency Power
• Expanded Cx Required – Elevators, UPS, Envelope
• Who Contracts the Cx Agent – Owner, Agency,
General Contractor
Cx FROM THE OWNER’S
PERSPECTIVE
Timing
• Pre-design Phase (programming,
Owner/Agency Project Requirements)
• Design Phase
• Construction Phase
• Occupancy and Operations Phase
Cx FROM THE OWNER’S
PERSPECTIVE
Selection Process
• Selection Committee (DFCM, Facility
Maintenance, Architect, Contractor)
• Qualification Based Selection
• Cx Team Member Qualifications
• Cx Documentation Process
• Communication/interactions
• Past Experience and References
Cx FROM THE OWNER’S
PERSPECTIVE
Cx Costs
• National report 2009 Median Cost $1.16/sf
• DFCM Costs:
–
–
–
–
–
Classroom, tunnel, Central Plant - $2.08/sf
Housing Unit - $1.14/sf
Housing Unit - $1.68/sf
Housing Unit - $1.85/sf
Science Bldg. - $3.75/sf
– Library/classroom/Admin. - $1.49/sf
Cx FROM THE OWNER’S
PERSPECTIVE
Cx Agent’s Areas of Impact
Cx Agent’s Impact to Project
Owner’s Goals
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Quality
Schedule
Value
Communications
Energy Efficiency
Ensure building performance
Documented performance
equipment life cycle costs
Improved schedule management
Improve building start-up and turn over
Reduced Warranty claims
Improve thermal comfort levels
Improve indoor air quality (IAQ)
Requirement for LEEDS
Applying for Utility Rebates
Cx FROM THE OWNER’S
PERSPECTIVE
Quality
• Meets Requirements of Construction Documents
• Good tracking and reporting process
• Training is done timely and completely for Facility
Staff
• Facility Understands system better
• Input during programing and design will improve
project
Cx FROM THE OWNER’S
PERSPECTIVE
Schedule
•
•
•
•
•
Work to project schedule
Input to GC’s Schedule for commissioning
Identify problem areas in schedule
Improve system start-up
Ready for occupancy to end user with a fully
functional bldg.
• Problems identified early before they impact project
schedule
Cx FROM THE OWNER’S
PERSPECTIVE
Communications
• Timely notification of problems
• Be a part of the system flow
• Attend project meetings and coordination
meetings
• Anticipate and inform
• Follow-up proceedures
Cx FROM THE OWNER’S
PERSPECTIVE
Value
• Energy efficiency is improved (8% - 20%)
• Optimizes value received for each construction dollar
spent
• Early involvement in project has greatest impact
• Properly operating equipment improves life cycle
cost and decreases maintenance costs
• Good/Bad for suppliers and contractors – level field
• Simplifies utility rebate process
Cx FROM THE OWNER’S
PERSPECTIVE
INVOLVING A COMMISSIONING AGENT DURING THE EARLY
PHASES OF A PROJECT’S DEVELOPMENT MAXIMIZES THE
BENEFITS THAT COMMISSIONING AFFORDS AT THE HIGHEST
POSSIBLE VALUE.
Cx FROM THE OWNER’S
PERSPECTIVE
PROGRAMMING
DOS
• Speak English
• Establish a quality process
• Develop the OPR within the framework
of the AE’s program
• Develop the scope of commissioning
• Assist in the development of your
commissioning team: the AE, user’s
project construction manager, the user’s
operating and maintenance personnel,
vendors of complex and/or specialty
equipment, etc.
DON’TS
• If you’re lucky enough to be hired at this
stage, don’t stand idly by and let the
opportunity slip away.
Cx FROM THE OWNER’S
PERSPECTIVE
DESIGN
DO
• Speak English
• Update the OPR
• Review the basis of design documents
• Prepare detailed commissioning specifications
• Participate in design reviews at the SD, DD, and CD
phases
• Develop the commissioning plan and define the
contractor’s related responsibilities
• Be involved with the interstitial space planning and the
AE clash detection process
• Assist the designers to include elements in the
design/construction documents that meet both good
engineering principles and are maintenance/operations
friendly
• Be certain you’re working on the most current set of
documents and specifications
Cx FROM THE OWNER’S
PERSPECTIVE
• Provide a detailed description of the
responsibilities of all parties
• Specify that the training will be filmed
and by a professional filming firm
• Some tests are very expensive, be
specific as to what the tests are and
their procedures
• Review equipment specifications and
control sequence requirements before
documents are put out for bid to
assure compatibility of requirements
between pieces of equipment – often
what’s requested is not possible to
achieve with the equipment , this is
especially true in remodel or addition
projects where some systems already
exist
DESIGN DOS cont
Cx FROM THE OWNER’S
PERSPECTIVE
DESIGN DON’TS
• Don’t think of yourself as the design engineer
• Do not develop an adversarial relationship with the engineers‘
of record
• You do not approve the design or design criteria
• You are not responsible for code compliance
• Don’t forget to keep the user’s maintenance and operations staff
involved as well as all of the members of your commissioning
team
Cx FROM THE OWNER’S
PERSPECTIVE
CONSTRUCTION
DOS
• Speak Eng. . . . . you get the picture, it’ needs to be communication that’s clear, concise,
understandable
• Begin your work shortly after the ductwork, mechanical lines, etc. are being installed
• Stay involved with the review of the contractor’s BIM coordination drawings and make
certain that the contractor included all work scopes in the BIM review.
• Visit the site frequently (especially if you’re from out-of-state):
• Bring up issues early on so they don’t become major issues at the end of the project
– the sooner the contractor knows the problem, the sooner it can be resolved
• Be a problem solver, not just a problem reporter
• Develop a relationship with all project shareholders rather than just furnishing a
report
• Encourage the contractor to walk the site with you
• Your shop drawing reviews must be timely and should be coordinated with the engineers’
of record
Cx FROM THE OWNER’S
PERSPECTIVE
CONSTRUCTION DOS
CONT
• Insist on coordination meetings with the subs, engineers,
architect, etc. – attend as many MEP meetings as possible
• We like consistency and seeing the same face – we need a goto-guy even though you may have specialists
• When it’s your responsibility to wear the black hat, then do it
and don’t try to pass it off to the owner unless the contractor
refuses to respond to you
• Keep the user’s maintenance and operations staff informed and
involved
Cx FROM THE OWNER’S
PERSPECTIVE
CONSTRUCTION DON’TS
•
•
•
•
•
Don’t start late on the project and then play
catch up
DO NOT BLOW PAST DIFFICULT ISSUES
because they are controversial – tough
problems need time to be resolved
The owner/architect/contractor meeting is
not the time to surprise the contractor with
an issue – it should be brought to the
contractor’s attention so they have time to
respond before it comes to the attention of
the owner/architect.
Do not wait for multiple incorrect practices
or installations before raising a concern
When the engineer and commissioning
agent have not agreed on an approach to an
issue, there’s trouble and it’s difficult to
know who controls
Cx FROM THE OWNER’S
PERSPECTIVE
POST CONSTRUCTION DOS
Cx FROM THE OWNER’S
PERSPECTIVE
POST CONSTRUCTION DON’TS
• We don’t want to be the ones
to remind you that it’s time
for your seasonal
testing/commissioning
• Don’t write a final report and
disappear
• Don’t forget to review the
O&M’s for completeness
• And finally, If you really want
us to be satisfied with your
performance . . .
Cx FROM THE OWNER’S
PERSPECTIVE

similar documents