Adam Muggleton of Cobalt Engineering presents on the value of building commissioning.

1. Commissioning and Sustainability:
Ensuring Your ROI
Presented by:
Adam Muggleton, Cobalt Engineering
The Fourth Annual Green Building Festival
September 10, 2008

2. Cobalt Engineering
At Cobalt, we give life to buildings.
Adopting a holistic perspective, we
offer fully integrated mechanical
and electrical services with a
sustainable focus to deliver high
performance building solution for
every project.
IKEA, Calgary, AB
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

3. Adding Value
• Advanced Energy,
Building Comfort Modeling
Metropolis at Metrotown Mall, Burnaby, BC
• Passive Design
• Microclimate Analysis/Modeling
• Daylighting Analysis
• Façade Design
• Sustainable Master Planning IGA, Various locations across Canada
• External Airflow Analysis
• LEED Consulting
• Commissioning
Boston Pizza, Various locations across Canada
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

4. Today’s Global Issues
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

5. Why Commission Buildings?
A 2002 study of 60 buildings in USA found:
• 50% had control problems
• 40% of HVAC equipment did not function properly
• 15% had missing equipment
• 25% of energy management systems, economizers and variable speed
drives did not function correctly
• 60% of insurance claims are related to HVAC issues
• The number one source of complaints is HVAC
• The average cost of energy due to above $3 ft2
LBNL. (2002). Lawrence Berkeley National Laboratory Survey of 60 Buildings in USA. http://buildings.lbl.gov/hpcbs/Year_01/Element_5)/
01_E5.html
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

6. Why Commission Buildings?
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

7. Why Commission Buildings?
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

8. Why Commission Buildings?
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

9. No Commissioning?
Image courtesy of Zurich U.S.
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

10. Commissioning Definition
The American Society of Heating,
Refrigeration and Air-Conditioning
Engineers (ASHRAE) Guideline 0-2005:
The Commissioning Process, defines
commissioning as a “Quality oriented
process for achieving, verifying and
documenting that the performance of
facilities, systems and assemblies meets
defined objectives and criteria”.
Commissioning is multi discipline and can
be considered a bridge between the design
and delivery of a project. The more
complex and interconnect the systems or
building the greater the need for
commissioning.
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

11. Commissioning and Quality
The commissioning process is based on larger global quality process
movement.
The key tenants of a quality process are:
 The end goal must be defined
 Work to be done right the first time
 Each individual worker is responsible for quality
 Verification of work, not inspection
 Focus on long term whole life of product i.e. building
 Improve quality and lower costs - lean construction
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

12. What is Commissioning?
• A planned, collaborative and
systematic process
• Takes place and adds value
throughout the entire project
• Confirms that systems and the
building function as an
integrated whole
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

13. What is Commissioning?
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

14. Commissioning Sustainable Buildings
• Commissioning, maybe counter intuitively, is very important for
highly sustainable “green” buildings or “Net Zero” buildings
• Buildings are systems in their own right
• Commissioning commences at the component level and extends to
the building level
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

15. Risks to Project Completion
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

16. Commissioning Adds Value
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

17. Commissioning KPI’s
“You cannot manage what you do not measure”
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

18. Commissioning Process
Pre Design Phase = Quality Management
Pre Design
Deliverables
 Owner hires design team
 Owner hires commissioning authority ✓ Team appointed
 Develop expectations & budgets ✓ Draft scope & budget
 Determine scope & budget ✓ Draft owners intent document
 Develop owners intent
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

19. Commissioning Process
Design Phase = Quality Management
Design
 Design for commissioning review Deliverables
 Develop basis of design document
 Commissioning Charrette ✓ Owners intent document
 Develop commissioning plan ✓ Basis of design document - design team
 Review LEED check list ✓ Issues log and Risk register
 Develop commissioning contract ✓ Robust design
document clauses ✓ Integrated commissioning logic network
 Develop test sheet suite ✓ Commissioning plan
 Develop draft functional test
protocols(FTP’S)
Commissioning Plan includes:
✓ Scope
✓ Responsibility matrix
✓ Documentation matrix
✓ Systems logic networks
✓ Book of systems interfaces
✓ Pre-functional test documentation
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

20. Commissioning Process
Construction Phase = Quality Control
Construction Phase
 Contractors commissioning workshop Deliverables
 Review submittals & O&M’s ✓ Ownership of the commissioning plan
 Assistance in problem resolution ✓ Low levels of installation defects
 Installation inspections ✓ Agreed commissioning plan
 Sample witness of static systems testing ✓ Right first time commissioning
 Observe equipment & systems start up ✓ Quality control
 Finalize functional test protocols(FTP’S) ✓ Deficiency reports
 Refine basis of design document ✓ On time systems commissioning
 Refine commissioning plan
 Finalize commissioning program
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

21. Contractors’ First Reaction to Commissioning!
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

22. Commissioning Process
Acceptance Phase = Quality Control
Acceptance
Deliverables
 Sample witness vendor commissioning
 Sample witness systems commissioning ✓ Tested and validated building and systems
 Sample witness TAB ✓ Documented building performance
 Witness 100% all life safety systems ✓ Fully operational & optimized building
 Use FTP’s to verify systems performance ✓ Timely completion of commissioning
 Global integration testing ✓ High quality environmental conditions
 Black building test ✓ Low levels of deficiencies
 Assist in problem resolution ✓ Low levels of call backs
 Collate & document all systems test results ✓Set trend logs to monitor building
 Produce the commissioning report performance
 Review and coordinate O&M team training
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

23. Commissioning Process
Acceptance Phase - Post Occupancy = Quality Control & Fine tuning
Occupancy
 Deferred FTP testing Deliverables
 Deferred seasonal testing
 Systems optimization ✓Up-dated commissioning report
 Post occupancy adjustments ✓Lessons learned report / workshop
 Review of outstanding defects
 Lessons learned workshop
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

24. Cost of NOT Commissioning
Commissioning exposes deficiencies in design and installation
Cause of Defects in Construction
Product/
Equipment
Failures, 10%
Design
Problems, 50%
Construction
Problems, 40%
M Billington. (2001). Defects in Buildings: Symptoms, Investigation, Diagnosis and Cure. www.BRE.co.uk
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

25. Cost of NOT Commissioning
Cost of rectifying quality failures increases as the project progresses:
Cost
 Rectified at design stage 1.00 (Zero)
 Rectified during construction 3 times design stage
 Rectified at completion 8 times design stage
 Rectified in use unlimited!
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

26. Cost of NOT Commissioning
Energy Costs at Differing RTU Minimum Outside Air Settings
$120,000
$99,315
$100,000
$80,820
$80,000
Annual Cost ($)
$61,349
$60,000
$46,488
$40,000
$20,000
$0
21% (Design) 30% 40% 50%
% OA During Occupied Hours
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

27. Costs of Commissioning
Estimates of Construction Phase Commissioning Costs
(Costs from the commission authority in new construction, per square foot)
PECI. (2002). New Construction Commissioning Costs. www.PECI.org
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

28. Benefits of Commissioning
• Increased occupant thermal comfort
with improved environmental control
• Improved indoor air quality
• Smoother turnover from contractor to
owner
• Optimized Energy Performance
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

29. Benefits of Commissioning
• Reduced construction, operating and
maintenance costs
• Reduced energy consumption
• Reduced RFI’s and change orders
• Reduced contractor and vender call
backs
Presented by:
Adam Muggleton, MSc, LEED® AP Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008

30. Presented by:
Adam Muggleton, MSc, LEED® AP
Thank You
Commissioning & Sustainability: Ensuring your ROI
Managing Partner Toronto
September 10, 2008