Commissioning and Recommissioning

What is Commissioning and Recommissioning?

Building Commissioning is the systematic process of proactively verifying that new building systems are designed, installed, methodically tested, capable of being operated and maintained as per Owner Project Requirement and Basis of Design documents. Recommissioning is a cost-effective method for existing buildings to reduce utilities and maintenance expenses or after building systems retrofit in order to ensure the low cost operating.

Why Commissioning and Recommissioning are Important to be Implemented?

Building systems include complex automatization technology that is necessary to be professional verified in order to ensure life safety, proper indoor environmental quality, and low cost operation in order to fulfil the Basis of Design.

Who Initiate the Commissioning or Recommissioning Process?

The Commissioning Process is initiated by the building owner to ensure Owner Project Requirement is successful implemented. It is not an additional layer of construction or project management – it is the owner’s means of verifying that the planning, design, construction and operational processes are achieving their goals, and confirms the delivery of a high quality building systems.

Aren’t our design and construction team doing the commissioning or recommissioning?

Some Architectural/Engineering and Construction Management firms can provide commissioning as per the industry standards and guidelines if they are additionally compensated to perform these specialized services.

Why Contractors are not providing commissioning or recommissioning?

Contractors are focused solely on their portion of the project and only conduct testing on the equipment for which they are directly responsible. For this reason most building systems share the responsibility of system functionality among contractors. The Commissioning Agent provides a holistic approach of the system integration, ensuring that each equipment is properly integrated. Most owners may want to believe that the significant financial investment they are already making guarantees they will receive a well-designed and functional building. However, this doesn’t happen enough of the time to rely on it. In the brutal low bid construction environment, corners maybe cut.

What Happens if Buildings aren’t Commissioned?

Many building owners are concerned that the savings and benefits will not outweigh the costs of commissioning services. Problems with building equipment and systems are identified long into the full operation and occupancy of a building. It is the owner responsibility to address the building equipment issues, regardless of when the problem actually occurred. These problems will most likely manifest into additional costs and can lead to occupant’s disruption, reduced productivity and increased energy costs.

What Services Are Provided by the Commissioning Agent?

The services of the Commissioning Agent extend well beyond the normal design and construction process and requirements. A trained Commissioning Agent will put your building through an extensive set of tests to see just how it will work under normal operating conditions. These tests will detect any faults or problems before the owner takes possession and occupies the building. Additionally, the Commissioning Agent will develop customized building system operational manuals, preventive maintenance plans, perform extensive operator training, monitor energy usage and system performance.

 

Commissioning Value

Peer Review of Design: Catching problems early at the design and shop drawing stages is the best and lowest cost way to ensure a properly functioning building. Peer reviews provide a fresh pair of eyes to examine the design of the building systems and identify issues that designers overlook. These problems are easily rectified before construction. Therefore, LEED provides an additional credit for conducting peer reviews as part of best practice commissioning.

Implementation Services: During the implementation phase, Commissioning Agent (CxA) represents the owner and advises on options and best approach to ensure the success of the project.  Services during this phase may include: Assure conformity with project specifications and requirements, testing and acceptance, SOO validation, equipment replacement/upgrade recommendation, develop naming conventions, standards, and best practices, work with owner and contractor in the development of customized energy and operation modules and dashboards, and performance verification.

Verification of System Performance: As part of their scope of work, design team engineers will verify that the specified equipment is installed and that contractors ensure that the individual equipment starts up. However, these parties DO NOT verify that the equipment and systems operate properly and efficiently. Without commissioning, significant inefficiencies and improper installations can go unchecked. Commissioning provides the following additional services: installation verification (e.g., proper piping of equipment, proper location of measuring points, insulation of ducting), performance verification (checking of the control system operation under all possible conditions, summer, winter, occupied, unoccupied, emergency) and proper equipment set-up (controls and equipment set to correct position and value not the factory defaults). The commissioning process protects against a host of design and construction mistakes that can decrease the energy efficiency, increase operating costs, decrease occupant comfort, and lead to excessive maintenance issues.

Ensure Energy Savings: Green buildings hold the promise of cutting energy costs because of a wide array of measures from simple occupancy sensors to complex heat recovery systems. But these savings will only occur if energy saving systems are properly designed and specified, the correct products are supplied and installed, and systems are thoroughly tested in all modes of operation. Commissioning can be coupled with measurement and verification of energy usage to ensure that the energy bills are as low as possible.

Support for New Technologies: New buildings are increasingly complicated due to new technologies with complex computer controls. Contractors, engineers, suppliers, and building operators are finding it increasingly difficult to keep abreast of all these new technologies. Too often engineers get advice mainly from suppliers who only look to sell the equipment they have available. While contractors – in a rush to complete a project – do things the way they have always done them rather than strictly following the design. HVAC Engineering commissioning staff has first-hand experience and the ability to ensure proper operation of the new technologies being used in green buildings: ground source heat pumps, rainwater cisterns, photovoltaics, solar thermal systems, displacement ventilation, and under floor air systems.

First Year Operational Support: Commissioning should not stop once construction and testing are complete, but should continue for the first year to ensure that all systems are working properly and the systems adapt as the move from heating season to cooling season. The commissioning agent ensures that the training of operations staff is thorough and provides detailed instruction proper building system and equipment operation and maintenance