Not Your Fathers Commissioning Commissioning Changes amp Requirements for LEED v4 Presenters TIM McELROY COMMISSIONING AUTHORITY Certified Energy Manager Qualified Commissioning Provider LEEDAP ID: 766983
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Not Your Father’s Commissioning Commissioning Changes & Requirements for LEED v4 Presenters: TIM McELROY , COMMISSIONING AUTHORITYCertified Energy Manager, Qualified Commissioning Provider, LEED_APKEITH G. PEHL, PRESIDENT of OPTIMA ENGINEERINGProfessional Engineer, LEED APCHRISTINE M. QUIGLEY, PRINCIPALProfessional Engineer, Registered Roof Consultant, LEED AP
Everything Changes… All the Time
Prerequisite Fundamental Commissioning and Verification Credit title renamed from “Fundamental Commissioning of Building Energy Systems”. • Modified intent to ensure project meets the owner’s projects requirements related to energy, water, indoor environmental quality and durability.• Added requirement for preparing an Operations andMaintenance Plan.• Added requirement to engage a Commissioning Authority by the end of the design development phase.• Clarified language for who can be the commissioning authority. • Included requirements for a design review of the enclosure.CreditEnhancedCommissioningAdded options for monitoring based commissioning and envelope commissioning.• Added requirements to prepare the building operators for the intended operation of building systems• Clarified language for who can be the commissioning authority.
Requirement for preparing an Operating and Maintenance Plan Requirement to engage Cx Agent by the end of the Design Development phaseRequirement for design review of enclosure
LEED 2009 LEED v4 Fundamental Commissioning Enhanced CommissioningFundamentalCx & VerificationOption 1Option 2EnhancedCommissioningPath 1 Enhanced Commissioning (3 points)Path 2 Enhanced and Monitoring Based Cx (1 point)Envelope Cx (2 points)
Predesign, SD, DD LEED 2009 EAp1 Fund CxEAc3 Enhanced CxOwner documents Owner’s Project Requirements (OPR) same as EAp1Design Team develops Basis of Design (BOD) documentsame as EAp1LEED v4EAp1 Fund Cx & Verification EAc1 Enhanced CxOPR with envelope requirementsSame as EAp1BOD document including envelopeSame as EAp1Prior to start of CDs Owner designates CxASame as EAp1Commissioning Authority provides Cx PlanOption 1(Choose either Path 1 or both Paths)Option 2Path 1:Same as EAp1Path 2:AND ADD development of monitoring-based procedures and identify points to be measured and evaluated to assess performance of energy- and water-consuming systemsSame as EAp1 AND include envelope
Construction Documents LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2N/APrior to 50% CDs Owner designates CxA-----N/APrior to 50% CDs CxA provides Cx Plan----N/APrior to 50% CDs CxA conducts Cx drawing design reviewPrior to 50% CDs CxA conducts Cx drawing design review (includes envelope)Same as EAp1Same as Path1Same as EAp1N/APrior to 50% CDs CxA reviews OPRPrior to 50% CDs CxA reviews OPRSame as EAp1Same as Path1Same as EAp1N/APrior to 50% CDs CxA reviews BODPrior to 50% CDs CxA reviews BOD Same as EAp1Same as Path1 Same as EAp1 Project team incorporates Cx reqirements into CDs Same as EAp1 Project team incorporates Cx reqirements into CDs Same as EAp1 PLUS incorporates systems manual requirements and operator and occupant training requirements Same as Path1 Same as EAc1 Path 1 PLUS Envelope and training requirements N/A CxA performs back-check of all reviewed documents CxA performs back-check of all reviewed documents Same as EAp1 Same as Path1 Same as EAp1 LEED v4
Bidding LEED 2009LEED v4 EAp1 Fund Cx EAc3 Enhanced CxEAp1 Fund Cx & VerificationEAc1 Enhanced Cx Option 1Option 2Path 1Path 2Owner designates CxA prior to installation. CxA presents Cx PlanCxA reviews contractor submittals for applicable systemsN/ACxA reviews contractor submittals for applicable systemsSame as Path 1Same as EAc1 Path 1 PLUS envelope component submittals
Construction LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1 Option 2Path 1Path 2CxA verifies installation and performance of Cx'd sytemsSame as EAp1CxA verifies installation and performance of Cx'd sytems (envelope excluded)Same as EAp1Same as Path 1Same as EAp1 AND include envelopeCxA performs systems functional performance testingSame as EAp1CxA performs systems functional performance testing (envelope excluded)Same as EAp1Same as Path 1Same as EAp1 AND include envelopeN/AO&M and Systems Manual for the Cx'd systems developed and verifiedSystems Manual for the Cx'd systems developed and verifiedSame as EAp1Same as Path 1 Same as EAp1 AND include envelope Facilities Requirements and O&M plan for the HVAC and lighting systems developed and verified Same as EAp1 Same as Path 1 Same as EAp1 AND include envelope LEED v4 EAp1 requirements : a sequence of operations for the building; the building occupancy schedule; equipment run-time schedules; setpoints for all HVAC equipment; set lighting levels throughout the building; minimum outside air requirements; any changes in schedules or setpoints for different seasons, days of the week, and times of day; a systems narrative describing the mechanical and electrical systems and equipment; a preventive maintenance plan for building equipment described in the systems narrative; and a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.
Post Construction LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced Cx Option 1Option 2Path 1Path 2N/ACxA verifies that operator and occupant training are completeN/ACxA verifies that operator and occupant training are complete AND effectiveSame as Path 1Same as EAc1 Path 1 PLUS envelope componentsCxA develops a Cx Report Same as EAp1 CxA develops a Cx Report Same as EAp1 PLUS develop an on-going commissioning plan Same as Path 1 Same as EAc1 Path 1 PLUS envelope components N/A Verify delivery of updated Facilities requirements, O&M plan and Systems Manual Same as Path 1 AND include needed changes in settings found during monitoring with reason for changes Same as EAc1 Path 1 PLUS envelope components LEED v4
Occupancy LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced Cx Option 1Option 2Path 1Path 2N/ACxA reviews building operation within 10 months after substantial completionN/ACxA reviews building operation within 10 months after substantial completionSame as Path 1Same as EAc1 Path 1 PLUS envelope componentsN/AVerify seasonal testingSame as Path 1Same as EAc1 Path 1 PLUS envelope components LEED v4
CxA Restrictions LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2<50,000 gsf: CxA can be from design or construction team in addition to belowAny gsf: CxA is a 3rd party contracted by owner, architect or engineer. Also owner's rep or employee<20,000 gsf: CxA can be from design or construction team in addition to belowAny gsf: CxA is a 3rd party contracted by owner, architect or engineer. Also owner's rep or employeeApplies to ALL paths & options>50,000 gsf: CxA can be 3rd party, Owner's Rep or employee. Can be from design firm or construction company but only responsibility is Cx>20,000 gsf: CxA can be 3rd party, Owner's Rep or employee. Can be from design firm or construction company but only responsibility is CxAny gsf: Reviewer of envelope design can be performed by a member of design or construction teamLEED v4
CxA Qualifications LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2(2) buildings similar in type and scope(2) buildings similar in type and scope; early design through 10 month occupancyLEED v4
Systems Required to be in Scope of CxA LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2HVACSame as EAp1HVAC and controlsSame as EAp1Same as EAp1 PLUS monitoring equipmentSame as EAp1Domestic Hot WaterSame as EAp1Domestic hot water including pumps and controlsSame as EAp1Same as EAp1Same as EAp1Lighting & Daylighting ControlsSame as EAp1Service and distribution, lighting system, lighting and daylighting controlsSame as EAp1Same as EAp1 PLUS monitoring equipmentSame as EAp1Renewable EnergySame as EAp1Renewable Energy Building Envelope (design phase only) Same as EAp1 Same as EAp1 Same as EAp1 PLUS construction phase and occupancy LEED v4
Building Enclosure Commissioning ( BECx ) is a quality-focused process involving evaluation, verification, and documentation that a building’s envelope design, construction and operation meet defined performance expectations established during project initiation in the Owner’s Project Requirements (OPR).Building Enclosure Commissioning
Building Enclosure Systems FoundationsBelow Grade WallsPlaza Decks and PlantersExterior CladdingCurtain walls and Storefronts Windows and DoorsSealant, Expansion Joints and FlashingsAir Barriers Roofs Skylights
Why BECx? BE Function & Performance ExpectationsThermal PerformanceAir/Moisture/Light ControlFire ResistanceAcoustical Performance Indoor ComfortStructural IntegritySecurityAestheticsMaintainability/Sustainability Economically Viable
Why BECx? LEED 2009 EA Prerequisite 1:“The building envelope is an important component of a facility that impacts energy consumption, occupant comfort and indoor air quality . While this prerequisite does not require building envelope commissioning, an owner can achieve significant financial savings and reduce risk of poor indoor air quality by including it in the commissioning process.”
Energy Savings2005 NIST Study concluded that “…continuous air barrier systems can reduce air leakage by up to 83%...” ASHRAE Journal, March 2005: “Uncontrolled air leakage in buildings increases the heating and cooling energy consumption by up to 40%.” Why BECx ?
Building and MEP System Performance Dependent upon Building EnclosuresWell-recognized MEP Cx BenefitsMEP systems rely on properly designed and installed Building Enclosure SystemsWithout air/moisture/thermal control, HVAC systems utilized to achieve thermal comfort and quality of indoor air will be unnecessarily expensive to install, operate and maintain Why BECx?
Underperforming BuildingsMarch 2008 New Buildings Institute Study: 25% of LEED buildings are extremely less energy efficient than forecasted LEED Gold Project Twin Lakes Green Building Complex (Sarasota County, FL): Evacuated for moldLEED Platinum Project (Wake Forest, NC): Costly water intrusion investigation and flashing repair project Why BECx ?
Small Percentage But Big Consequences “Transitions between building envelope components or assemblies generally total less than 1% of the building envelope area but can account for 90% of envelope failures and leakage.” - (NIBS Annex U, 2006)“Errors and omissions in design and construction process are primary (and most frequently overlooked) source of uncontrolled rainwater penetration through the Building Envelope and represent 80% of all construction-related claims in the US.” – (Real Estate Issues. 33.3, 2008) Why BECx?
Small Percentage But Big Consequences BE Design Flaws/Construction Defects result in: Uncontrolled air/water intrusionPremature failures/deteriorationBiological growthIncreased energy costsCostly investigations/repairsDecreased occupant productivity/tenant retention Why BECx ?
BECx Approach Follow Industry Standards:ASHRAE Guideline 0-2005NIBS Guideline 3-2012 ASTM E2813-12
BECx Approach
BECx Process Pre-Design PhaseDesign PhaseConstruction Phase Occupancy and Operations Phase
Pre-Design Phase Services Attend project kick-off meetingEstablish communication planReview project requirements Discuss influencing factorsDevelop/document preliminary BE Owner’s Project Requirements (OPR) Identify Scope and Budget for BECxDevelop preliminary BECx Plan
Owner’s Project Requirements OPR Example: Exterior Enclosure Curtain WallThermal Performance Criteria: Minimum R or U valuesStructural Performance Criteria: Minimum live, snow, wind loads, maximum deflection and drift Fire Resistance Criteria: Fire rating Air Leakage Criteria: Maximum CFM/s.f. at specified pressure (psf) measured by specified standardWater Leakage Criteria: No uncontrolled leaks at a static for specified pressure ( psf) measured by specified standardCondensation Control: Minimum Condensation Resistance FactorOthers: Acoustical Performance, Glare Control
BECx Plan BECx Plan Outlines:BECx processRoles and responsibilities of BECxA and other project team membersMethodology to verify and document compliance of as-built construction with contract documents and OPRClear, unambiguous definitions of failure and quantifiable threshold of performance to validate OPR and BOD
Design Phase Services 3rd Party Independent design review during Schematic Design, Design Development and Construction Document PhasesAttend design review meetingsDeliver BECx Specification Section 019115Develop and maintain Basis of Design (BOD)Update OPR and BECx Plan
Design Reviews BE Drawings/Details Address:Drainage Plane/Flashing DetailsAir/Vapor Barrier System DetailsThermal Barrier DetailsBE Reviews Verify: Continuous/Constructible Control LayersMaterial Compatibility and Product AppropriatenessCompliance with OPR, Building Code and Manufacturer’s RequirementsDrawing Continuity: Identification of Missing or Conflicting Details
Pre-Construction Phase Services Attend Pre-Bid ConferenceReview BE Information in Bids Review BE Submittals and Shop Drawings Coordinate BECx activities with ContractorUpdate and Document OPR, BOD, BECx Plan
Construction Phase Services Attend pre-construction, mock-ups installations and construction progress meetingsPerform on-site inspections and report observations Assist with QA/QC reviewsDevelop and maintain BE-related punch list reports of outstanding or defective itemsDevelop/distribute BECx close-out documentsMaintain/Update OPR, BOD and BECx Plan Observe or Conduct Performance Verification Testing
Inspection Services
Performance Verification Testing Air LeakageStatic and Dynamic Pressure Water PenetrationAdhesion Strength TestingAnchor strengthSound
Performance Verification Testing Infrared Imaging IR/Nuclear Roof Surveys Flood testingDynamic Pressure Water Penetration Wind Uplift Testing
Occupancy and Operations Phase Services Attend Occupancy and Operations planning meeting Provide Final BECx ReportSummary of BE systems tested and results Tabulation of BE system warrantiesMaintenance ManualPerform limited survey and testing (nondestructive) of BE systems at milestone intervals Assist with LEED CertificationUniversity of Florida: Innovation in Design credit for BECxLEED V4: BECx still not part of prerequisite Cx but BE Design Review required
Systems optional in scope of CxA (must pursue EAc3 / EAp1 to apply for ID credit)LEED 2009 EAp1 Fund CxEAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxN/AEnvelopeN/AEnvelope Cx during & after constructionN/AFire & Life SafetyN/AFire & Life SafetyN/AWater Collection systemsN/AWater Collection systemsN/AStormwater ManagementN/AStormwater ManagementN/AWater TreatmentN/AWater TreatmentN/AIT SystemsN/AIT SystemsN/AIrrigationN/AIrrigationLEED v4
Referenced Standards LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2NONENONEASHRAE Guidelines 0-2005 and 1.1-2007; NIBS Guideline 3-2012LEED v4ASHRAE Guidelines 0-2005 - GENERAL ASHRAE 1.1-2007 – HVAC Systems NIBS Guideline 3-2012 – BUILDING ENVELOPE
Envelope Requirements LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path 1Path 2NONENONEInclude in OPR, BOD and review of OPR, BOD and design documentsNONENONEsame as EAp1 PLUS envelope inspection and performance testingLEED v4
Documents required to be uploaded to LEED Online LEED 2009 EAp1 Fund Cx EAc3 Enhanced Cx EAp1 Fund Cx & VerificationEAc1 Enhanced CxOption 1Option 2 Path1Path 2Summary of the Cx ReportCx Plan TOCTraining PlanMeasurements PointsEvidence of envelope performance testing(1) completed FTOngoing Commissioning PlanCurrent Facilities Requirements (CFR) and O&M plan and TOCSummary of the Cx ReportLEED v4
Bottomline Changes to v4 from v2009 Fundamental Cx & Verification Includes envelope design review50k sf lowered to 20k sfCxA designated prior to CDsAdded review and back-check of OPR, BOD and design documentsAdded systems manual and facilities requirements documentationAdditional documentation uploaded to LEED OnlineEnhanced Cx : Option 1/Path 1Added ongoing Cx planAdded systems manual requirements and operator and occupant training requirements to CDsVerifying delivery of Facilities requirements, O&M plan and Systems ManualVerify seasonal testing occurredOption 1/Path 2M&VOption 2Envelope inspection and performance testing
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