We work with clients to apply market-driven and proven approaches, such as high-performance HVAC design, building commissioning, and measurement & verification, to ensure that our buildings perform optimally and reliably for years.
Building Commissioning (Cx)
Building commissioning is a systematic process of ensuring that a building and its systems meet the needs of its owner. Done correctly, commissioning can significantly reduce installation, energy and maintenance costs, and improve peace of mind that a building is operating as intended.
We offer both new building commissioning (Cx), retro-commissioning of existing buildings (RCx), as well as continuous commissioning.
Best Engineering’s Typical Approach for Commissioning Services
We believe that for a commissioning project to be successful, effective communication must be incorporated into the basic structure of the commissioning process. Lack of effective communication can lead to conflicts and will result in a poorly commissioned building. We are skilled in working with multiple parties in a diverse assortment of roles and backgrounds.
We use several forms of communication during the commissioning process. We have found verbal communication is the most effective method of establishing trust and cooperation between the commissioning team members and to show commitment to the project team that Best Engineering is committed to a collaborative and fair quality process, and one which is not confrontational. We typically document all verbal communications with follow up reports or written documentation.
The Commissioning Plan
The commissioning plan is the first step in a successful building commissioning process. We use the commissioning plan to communicate with the other team members and as a guide for the process, included responsibilities of each team member. The plan includes sample copies of all commissioning tests and forms to be used on the project. We present the plan in the kick-off meeting, and update it as needed throughout the process.
The Commissioning Issue Log
We regularly provide an action item log to all team members to track and resolve any deficiencies found during commissioning. Each item is assigned to the responsible party, and a recommendation provided. The log contains the date of discovery, a description of the issue, the final response to the issue,and date of completion. The issue log provides a permanent log of all concerns and solutions.
Meetings as Appropriate
We lead commissioning meetings and site visits to resolve issues, coordinate testing, discuss the schedule, and keep the team informed throughout the project. We are flexible, and we can adjust to fit specific needs as they arise. We often incorporate a commissioning meeting as part of the general contractor’s subcontractor meetings. This is more cost-effective than trying to schedule separate meetings. Typically during general construction, we anticipate 2 to 4 site visits per month, with more frequent visits occurring during startup and functional testing periods.
Construction Document Reviews
We have a proven review process in which all members of our team provide coordinated reviews in their specialty areas and then cross-check with a vigorous internal quality assurance process. Our reviews follow ASHRAE-recommended protocols. We maintain continuity throughout the project so that the person reviewing design documents and submittals are also observing and testing the systems in the field.
We thoroughly review the design documents for each commissioned system in order to be familiar with design details. Design and submittal reviews focus on constructability, maintainability, operability and functionality. We also review the design documents to facilitate commissioning during construction and to ensure coordination between various disciplines and trades. Many of the features that facilitate commissioning will also enhance ease of building operation. We will make recommendations to the design team about items that need to be addressed.
Operations and Maintenance Manuals
We review O&M manuals for completeness, clarify, and ease of locating warranty information. Contractors are asked to submit O&M manuals at the earliest possible date immediately following approval of all submittals. This allows for a more complete manual and better pre-functional and functional testing documentation. Additionally, we add and request additional information from the contractors in order to stress and enhance the importance of system interactions, troubleshooting, and long-term preventative maintenance and operation. A database of preventative maintenance information can be created from the materials in the O&M manuals.
Staff Training
Effective staff training is critical to the long term performance of the new building. We will typically provide input to the contract specifications regarding training, and provide a sample teaching agenda to the contractors before any training is conducted. Best Engineering assists the owner and general contractor in organizing the training sessions. For each training session, the contractors provide a detailed agenda for each piece of equipment or system for which training is required, describing the training scope, duration, and methods, along with the name and qualifications of the trainers.
Development of Functional Test and Verification Procedures
Functional performance testing verifies the intended operation of individual components and system interactions under various conditions and modes of operation. During this process, our commissioning engineer runs the systems through all of the sequences of operation and verifies the response of components. Testing proceeds from components to subsystems to systems, and finally to interlocks and connections between systems.
We prepare functional performance test (FPT) plans so that the complete sequence of operations is included. The commissioning agent obtains all documentation, including an updated points list, control sequences, and setpoints. We request clarifications from contractors and the design team regarding sequences and operation. Prior to execution we provide a copy of the primary equipment tests to the installing subcontractor and general contractor who can review the tests for feasibility, safety, warranty and equipment protection.
We will go beyond many providers by creating tests that trick a building into failure, in order to simulate unexpected failure conditions.
Our functional testing plans start with a complete point-to-point checkout of each control system point to insure the points are connected properly and points are accurate throughout their entire range. Following point-to-point checkout, we create integrated functional tests that not only test individual systems, but more importantly test how systems interact with one another. All alarms, safeties, freeze-stats, high/low limits, etc. are tested. If such alarms do not exist, we will recommend adding alarms.
Test and Balance (TAB) Verification
TAB is a pre-requisite to commissioning.
Best Engineering reviews TAB in detail to ensure compliance with the commissioning specifications and contract documents. We spot verify readings on-site to confirm accuracy. We also work collaboratively with TAB technicians during their work to review their equipment, procedures and results. This results in a more streamlined approach and more robust results at a lower cost.
Execution of Functional Testing Procedures
Best Engineering schedules functional tests through the appropriate requested party. Under our supervision, the installing subcontractor performs the hardware and/or software manipulations required for the testing.
Best Engineering may also provide such manipulation if we are given the ability, since we are experienced control system designers, installers and operators. Owner maintenance staff are invited to participate. We witness and record the results of functional performance testing, we do not accept a third party’s confirmation that something works unless we verify it ourselves.
Any deficiencies found from functional performance testing will be documented in a Deficiency Report as noted above. The report will include all details of the components or systems found to be non-compliant with the parameters of the functional performance test plans and design documents. The deficiency report will become part of the punch list. The report will detail the adjustments or alterations required to correct the system operation, and identify the responsible party. The deficiency report will be continuously updated.
Best Engineering schedules any required retesting. All issues are tracked to resolution.
Short-Term Diagnostic Monitoring as part of Functional Testing
Short-term diagnostic testing, using building automation system trends from the BAS where available to record system operation over a two to three week period, are used to investigate the dynamic interactions between components in the building system. After occupancy, the monitoring evaluates the building systems’ performance under natural occupancy and ambient load conditions. The objectives of the monitoring are to evaluate the scheduling, the interaction between heating and cooling, and the effectiveness of the system in meeting the occupants’ comfort requirements.
Commissioning Report
Best Engineering compiles a final Commissioning Report which summarizes all of the tasks, findings, and documentation of the commissioning process. This report includes:
The actual performance of the building systems in reference to the design documents. All test reports by various sub-contractors, manufacturers and controlling authorities will be incorporated into the final report.
An evaluation of the operating condition of the systems at the time of functional test completion
Any deficiencies that were discovered and measures taken to correct them
Functional test procedures and results
Reports that document all commissioning field activities as they progressed
A description and estimated schedule of required deferred testing
A systems manual that describes the setpoints, functionality and alarms of the building as an integrated system
Best Engineering reviews the contents of the report with maintenance staff.
Project Approach – Project Management
Our quality control process starts with a thorough understanding of the client’s needs and the project itself. Our quality control process involves the following:
· We provide principal oversight and involvement
· We discuss and resolve issues with a team approach
· We utilize procedures and forms based on industry accepted standards and refined through a decade of commissioning projects
Together, these approaches provide expert quality control of the commissioning team and other team member efforts.
Over the course of past projects, we have learned many lessons which produce more successful projects:
Simplify Operations and Maintenance / Reduce O&M Cost / Increase System Reliability
One aspect that is critical to owners is the maintenance and reliability of systems. To create reliable systems and reduce maintenance headaches, we place a special emphasis on staff training, robust system design, remote access and operability of the BAS. We stress the long-term benefits of having simple design. Often in high performance buildings, the system design is too complex and only specialized personnel can maintain and operate the system. We work to simplify design elements without compromising efficiency and advocates for maintenance friendly designs. Our work as design engineers and contractors allows us to have a deep understanding of workable design and communicate easily with project design/construction team.
Value Engineering
Buildings can be derailed by the value engineering cost reduction process. In high performance buildings, even more is at stake. To minimize the potential damage of value engineering, Best Engineering acts as an active participant, advising the team about how cost reduction decisions can impact the sustainability, energy efficiency and operations and maintenance of the facility and the owner’s original project requirements.
Best Engineering’s thoughtful advising process will ensure that V.E. provides solutions to maximize the long-term cost-effectiveness of the decisions and protect the energy and environmental goals of the project.
Noise / Vibration Control
Vibrational noise can be distracting. Studies have shown how important speech intelligibility is to learning and student performance. Indoor environmental quality, including acoustics, is an important part of a high-performance building.
Best Engineering pays particular attention to this since we often see this as design oversight issue. The emergence of proper acoustical design is still in its infancy. Our design and field reviews will include looking for noise-reduction and vibration control opportunities to prevent sub-standard living environments.