ASHRAE Journal - January 2010 - 16

for preventive maintenance or component replacement are difficult to maintain and typically perform poorly. BOD narratives should describe how the design provides for maintenance access to the building system elements of building envelope, lighting fixture lamps and major HVAC component replacement, etc. Owners and operators cannot manage what they do not measure or recognize degradation of performance when it occurs. Measurements must be sufficiently granular to provide enough information to effectively identify optimum performance or the lack of performance without costing too much. For example, dividing electrical loads up by load type and metering each load separately; providing water meters for the main facility, landscaping, and cooling tower (if applicable); measuring natural gas consumption via a meter or energy data provided by a central plant; combined with data from the building’s automation systems typically provides the variables necessary to analyze and assess overall facility performance. Measurability in smaller facilities is generally limited to electronic data collected from the utility meters and segregated electrical loads. The size and complexity of a facility dictates the number of commissioning design reviews required. Typically, most projects have three to four reviews, with the schematic design phase being the most important. During these reviews, changes in concepts, reconsideration of established goals and additions or reductions of requirements are easily considered and implemented within the project’s budget and schedule. Modification of scope after schematic design probably will increase cost and schedule. Cost control requires good coordination and a clearly defined scope in contract documents. Clear details and strong design coordination combined with the objectives and criteria established in the OPR and BOD are the main focus of design phase commissioning. Commissioning quality assurance design reviews compare the documentation provided by the designers (BOD, drawings, and specifications) to the OPR and identify when the high level goals are not being met. The reviews assist the team with identifying disconnects and resolving problems to bring the design into compliance or to modify the OPR as directed by the owner. Well-executed design phase commissioning minimizes risk, contractor requests for information, architect supplemental instructions, change orders, and maintenance and performance issues. After the development of the OPR, the CxA performs the role of project advocate by providing design phase checklists, establishing information to be provided at each design milestone, conducting reviews to identify issues and then Testing of exterior door identifying moisture intrusion issue. Moisture intrusion; Compromised service access; Negative pressurization of portions of the building; Comfort problems; Incorrect installation of building envelope and HVAC duct insulation; • Rainwater drainage problems; • Lighting fixture design; and • Building automation control of lighting, HVAC and irrigation. The AMBFO, completed in 2004, was the first LEED Gold certified building in Georgia and the first LEED Gold certified office building in the southeast. The building performed as intended, exceeding Standard 90.1-1999 by 35% in energy efficiency and by 26% in reducing potable water consumption while providing occupants positive physiological and psychological perceptions. 16 ASHRAE Journal Solution as result of testing exterior door to protect wood floor. The most important aspect of this case study is the post occupancy improvement in energy efficiency through the efforts of ongoing monitoring, commissioning, reliabilitycentered maintenance and modification to operations. The AMBFO increased energy efficiency by an additional 5%, resulting in energy performance that exceeds Standard 90.1 by 40%. When the end goals of sustainability are clarified in the predesign phase, documented, measured and verified throughout the design and construction process, project goals can be achieved with only minor initial cost impact to the budget. Quality is a team effort and even the most diligent and thorough commissioning process cannot be successful without the cooperation of the entire project team. Ongoing measurement and review by the CxA over the life of the facility provides the continuity to ensure high building performance. ashrae.org January 2010 • • • • •

ASHRAE Journal - January 2010

Table of Contents for the Digital Edition of ASHRAE Journal - January 2010