GLUMAC - Engineers for a sustainable future

Lauren Kuntz, LEED^® AP,
San Francisco Commissioning Agent

Commissioning is the process of verifying that a building’s energy-related systems and equipment are installed and functioning as intended. Energy-related systems include Heating, Ventilation, and Air-Conditioning (HVAC), Electrical, Plumbing, Fire & Life Safety and sometimes Building Security systems and Renewable Energy Systems, as applicable.

Background

Until recently, commissioning was typically done only on data centers and other mission critical facilities, where electrical demands are incredibly high and system failures would be extremely detrimental. Commissioning of these facilities not only ensures that systems are functioning as efficiently as possible, but also dramatically reduces the possibility of failure. For over 18 years, Glumac has been providing building commissioning services starting with the Nike World Campus. Our commissioning experience expanded to include data centers and mission critical facilities around the world.

In the last few years, commissioning of other commercial buildings has gained popularity through a growing interest in energy-conservation and the popularity of the LEED green building rating system. Since the emergence of commissioning in other realms, Glumac’s commissioning agents have expanded our commissioning resume to include high-rise buildings, university buildings and classrooms, hospitals and health care facilities, theaters, recreational facilities, and corporate campuses.

The LEED Rating System

The United States Green Building Council (USGBC) began development of the Leadership in Energy and Environmental Design (LEED) rating system in 1994 as an independent, third party certification program to serve as a "benchmark for the design, construction and operation of high-performance green buildings (www.usgbc.org)."

The rating system is composed of six different categories: Sustainable Sites (SS), Water Efficiency (WE), Energy and Atmosphere (EA), Materials and Resources (MR), Indoor Environmental Quality (EQ) and Innovation and Design Process (ID). The number of credits that a building earns determines the achievement one of four rating levels: Certified, Silver, Gold or Platinum. There are also a number of prerequisites, which every building must earn to be eligible for a LEED rating. One of these prerequisites is Fundamental Commissioning, as the USGBC has recognized that commissioning is essential to create an efficiently-run building.

Goals of Commissioning

A building can be designed with the most innovative and energy-efficient technologies available, but if those systems aren’t installed and functioning properly, the efforts put into the design have been wasted. The purpose of commissioning is fourfold: to confirm proper installation and verify all energy-related systems comply with the Owner’s Project Requirements (OPR) and the designers’ Basis of Design (BOD); to identify any issues that may contribute to inefficiency or inadequacy of the building systems; to verify the resolution of any issues identified during the functional testing process; and to effectively communicate the commissioning activities and results to the owner.

LEED EA Prerequisite – Fundamental Commissioning

In order to ensure that this process goes smoothly, the USGBC has outlined a series of deliverables required to satisfy the Fundamental Commissioning prerequisite for LEED:

- Designate an individual not directly responsible for project design or project management as the Commissioning Authority (CxA) to lead the commissioning process activities.

- The owner shall document the Owner’s Project Requirements (OPR) and the design team shall develop the Basis of Design (BOD) for the project’s energy-related systems. The CxA shall review these documents for clarity and completeness.

- Develop and incorporate commissioning requirements into the construction documents.

- Develop and utilize a commissioning plan.

- Verify the installation and performance of energy consuming systems meet the OPR and BOD.

- Complete a summary commissioning report.

LEED EA Credit – Enhanced Commissioning

In addition to the prerequisite for fundamental commissioning, the LEED system also offers the option for earning a point for additional commissioning activities. This Enhanced Commissioning credit (Energy and Atmosphere credit 3 in LEED for New Construction) requires added commissioning services:

- Designate an individual independent of the firms represented on the design and construction team as the CxA to lead the commissioning design review activities prior to the start of the construction documents phase.

- The CxA shall conduct, at minimum, one commissioning design review of the OPR, BOD, and design documents prior to mid-construction documents phase and back-check the review comments in subsequent design submissions.

- The CxA shall review contractor submittals applicable to systems being commissioned for compliance with the OPR and BOD.

- Develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.

- Verify that the requirements for training operating personnel and building occupants are completed.

- Assure the involvement by the CxA in reviewing the building operation within 10 months after substantial completion with O&M staff and occupants. Include a plan for resolution of outstanding commissioning-related issues.

Responsibilities as a Commissioning Authority

As a CxA, it is imperative to understand the goals of the commissioning process as well as the requirements of the USGBC. With so much commissioning work coming from LEED projects, having a CxA that is experienced and well-versed with the system makes the commissioning process go much more smoothly. With over 60 LEED Accredited Professionals, Glumac has an abundance of experienced staff to address the LEED requirements of the commissioning process. However, regardless of whether or not the project is pursuing LEED certification, the ultimate goal of commissioning is to ensure that the building is running efficiently, and as the owner and design team intended.