The Benefits of Building Commissioning: Carl N. Lawson Hanson Professional Services Inc
The Benefits of Building Commissioning: Carl N. Lawson Hanson Professional Services Inc
The Benefits of Building Commissioning: Carl N. Lawson Hanson Professional Services Inc
Commissioning
Carl N. Lawson
Hanson Professional Services Inc.
Rapid City South Dakota
ASHRAE
We are told never to cross a
bridge until it is finished.
In this business we cross bridges
every day that have not been
finished.
And we will continue to do so.
What is the Total Building
Commissioning Process (TBCxP)?
A Quality Process
to VERIFY and DOCUMENT
that building systems and assemblies
meet the needs of
BUILDING OWNERS and OCCUPANTS.
What is TBCxP?
Owner orientated
Team Responsibility
Continuous improvement
Lower cost, more profits
Consistent delivery of
construction projects
So, why are we here
and what does
TBCxP have to offer?
Essential Concept of TBCxP
It takes the uncertainty out of the delivery
of a constructed projects
Does as well as any other approach, but at a
lower cost
Has means to use statistical tools based
upon probability distribution of outcome or
based upon random estimate of expected
outcome distribution
Has an element of continuous improvement
Transfers knowledge from planning to
operations
Goals of TBCxP
Document owner’s goals and
requirements
Keep project team focused on
owner’s goals
Prevent or eliminate problems
inexpensively
Lower overall costs for the owner
Increase profits for project team by
decreasing costs
TBCxP Best Practice
Cost effective
Owner’s Project Requirement
orientated
Team (commissioning process
team)
Quality tools used
Orientated on delivery of the
constructed project for: owner,
occupants, and O&M
What Each Team Member Wants
ARCHITECTS
Design the next wonder of the world
Fewer change orders
Fewer RFI’s
Contractor to build it like it is designed
No site visits
Do the engineer’s inspections
No attorneys involved
What Each Team Member Wants
ENGINEERS
Design that is not VE’d to death
Fewer change orders
Fewer RFI’s
Contractor to install it like it is designed
No inspections
Do their own CA
No legal hassle
Paid on time
What Each Team Member Wants
SUB-CONTRACTORS
Design he can change (for he believes
his design is better)
A/E should stay off the job site
Work at his own pace
Get paid in a timely manner
Holds supplier’s money since he has not
been paid by the GC
Get off the job quickly
Hope he gets his retainage
What Each Team Member Wants
GC/CM
A design that works
To VE the daylights out of it
A/E should stay off the site
Do it his way
Paid 30% mobilization fee
Paid monthly on time
Hold subcontractor’s payment as long as
he can
Get off the job and hope he gets his
retainage
What Each Team Member Wants
OWNER
Project that is pretty, functions well and
all systems work
Project is complete, on time and within
budget
No change orders
No RFI’s
Low interest construction loan
Makes excuses about paying designers
and contractors on time
Hopes the building and systems work as
anticipated.
What Each Team Member Wants
Manufacturers
Equipment and system approval
Ship equipment early
Warranty to start when equipment
leaves factory
Why can’t I submit on this project?
Take their time in completing project
Paid without penalty
The Three Systems of Buildings
STATIC HUMAN
SYSTEM SYSTEM
ENERGIZED
SYSTEM
COMMISSIONING
AUTHORITY
Role of the Commissioning Authority
Phases
Commissioning Consultant
Definition of “Consultant” –
someone called in to share the
blame.
Pre-Design
Design
Construction
Occupancy
Project Turnover
Warranty
How does the CxA meet his
Responsibilities?
Conduct a OPR Charrette with the
owner and design team.
Create and publish the OPR.
Review each step in the process to
ensure compliance with the OPR.
Conduct regular meetings with the Cx
Team to ensure communications are
free flowing.
Document the entire process for the
benefit of the owner and his staff.
Systems Commissioning
Architect
Engineers
Owner’s Representative
Construction Manager
Mechanical Contractor
Electrical Contractor
Controls Sub-Contractor
Others as deemed necessary
Responsibilities
ARCHITECT/ENGINEER
Be a team player
Design the project with owner’s
thoughts and requirements in mind
Be willing to make changes
Attend and participate in the
commissioning meetings
Attend and participate in the owners
project requirement meeting
Responsibilities (Cont.)
OWNER’S REPRESENTATIVE
Make decisions in a timely manner
Attend and participate in owners
project requirement meeting
Attend and participate in
commissioning meetings
Must own commissioning authority’s
contract
Approve the owners project
requirement document
Approve the commissioning plan
Responsibilities (Cont.)
CONSTRUCTION MANAGER
Manage the project
Coordinate sub-contractors work
Attend and participate in the
commissioning meetings
Attend and participate in the owner’s
project requirement meeting
Attend and participate in the VE
process
Have coordination drawings developed
Responsibilities (Cont.)
MEP CONTRACTORS
Install their respective work
Complete the various checklist
Be part of the commissioning team
Attend and participate in the owners
project requirement meeting
Attend and participate in the
commissioning meetings
Attend and participate in the VE
process
Be a team player
Responsibilities (Cont.)
COMMISSIONING AUTHORITY
Manage the commissioning process
Develop the commissioning plan
Develop the commissioning
specifications
Work with all the other team members
Develop the owner’s project
requirement document
With the assistance of the engineer
develop the basis of design
Verify mold and mildew concerns
Responsibilities (Cont.)
COMMISSIONING AUTHORITY
Conduct the commissioning meetings
Review the project in a timely manner
Review the submittals for compliance
Review the warranties for the record
Review the checklist
Perform the FPT
Turn building over to the owner
Not responsible for the design
CxA Responsibities During Design
Thank You
Carl N. Lawson
Hanson Professional Services Inc.
West Palm Beach, FL
Phone 561-471-9370
Email: [email protected]