Planning and Investigating Existing Buildings

Transcription

1 Planning and Investigating Existing Buildings Robert Austin Associate Vice President Kenny Reed PE, CEM, CxAP Commissioning Services Director

2 AIA Quality Assurance The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of the Completion for both AIA members and non-aia members are available upon request. This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation. BCxA Conference Nashville, TN October

3 Learning Objectives List the items that belong in a Current Facility Requirement document. Describe typical goals of an EBCx project. Identify the documents typically obtained during an EBCx project. Discuss the most common Facility Improvement Measures. BCxA Conference Nashville, TN October

4 OVERVIEW: Planning / Initial Assessment CFR Meeting Facility Usage EBCx Goals Doc Review TAB Reports As-Builts Utility Bills Interviews O&M Expertise Occupant Interviews Initial Assessment Screening/Feasibility Initial Walk-through Risk Management

5 Planning The Planning Phase Process Establishing scope Scope of Work Schedule Budget Expectations Current Facility Requirements (CFR) Building Operation Plan EBCx Plan Initial Facility Assessment

6 Planning Phase How to Kick Off Define Scope of Work Establish Schedule/Milestones Establish Budget Agree on Expectations Define EBCx team roles & responsibilities Define Current Facility Requirements Preliminary building benchmarking Review existing building documentation Interview key O&M personnel Perform a cursory walkthrough

7 Planning Characteristics of Ideal EBCx Candidate Functioning Building Automation Higher Than Expected Energy Use Mechanical Cooling Complex HVAC Systems Owner Support Funding Available Access

8 Planning Characteristics of Ideal EBCx Candidate Existing Metering a plus Available Documentation Known Problems Relationships with Established Contractors Knowledgeable, Motivated and Available Building Staff

9 Planning Schedules Facility Schedule Normal hours of operation (EBCx during or after??) EBCx Schedule (dates and durations for each EBCx Phase & Task) Research & review of documentation (High Value: diagrams & sequences) Access (controls and spaces) Survey Quick assessment and deep investigation Data collection & analysis Reports

10 Planning Budget Hours for Each Phase & Tasks Hours for Planning Hours for gathering & reviewing of documentation Hours for Survey (asking and compiling results) Hours for the initial assessment and deep investigation Hours for Data collection & analysis Hours for Reports & deliverables Implementation and verification What is a realistic budget from the owner?

11 Planning Goals Facility Improvements Focus on what s most important for the owner! Energy Savings Sustainability

12 XI. EBCx Schedule Planning EBCx Plan SAMPLE Existing Building Commissioning Plan Table of Contents I. General Project Information II. III. IV. Executive Summary Systems Narratives Team Directory V. Roles & Responsibilities VI. Communications, Management, and Reporting Protocols VII. Deliverables VIII. Investigation Phase (Scope and Methods) IX. Implementation Phase Tasks X. Hand-off and Ongoing Commissioning Phase

13 Planning Risk Management Investigation or testing affecting critical operation? Access/security Are they up to date on annual inspections Monthly gen testing Fire pump testing Good time to start an assessment iteration?

14 Initial Assessment Interviews Financial Manager Building / Operations Manager Facilities Manager Occupants O&M Staff Contractors (esp. Controls) LOOK AHEAD: Remember These are leads! All this info must be verified in the investigation.

15 Initial Assessment Gather Documents Design Drawings Mechanical Schedules One-line/Flow Diagrams Fan & Pump Curves Controls Drawings Sequences of Operations TAB Reports

16 Initial Assessment Gather Documents Operations & Maintenance Documents List of service contractors, their responsibilities and contact information O&M records Water quality reports Facility project lists (planned and recently completed) Work request/complaint log Prior audits, original cx report

17 Initial Assessment Energy Data Get a Utility data release form Two full years of billing data broken down by month Hard copy of one complete bill of each utility type Electric interval data for at least a full year Rate schedules Commodity contracts Copies of energy or benchmarking reports Device: From: 06/03/ Minute Pulse Date 0:15 0:30 0:45 1:00 1:15 1:30 1:45 2:00 2:15 2:30 2:45 3:00 3:15 3:30 Thu 06/03/ Fri 06/04/ Sat 06/05/ Sun 06/06/ Mon 06/07/ Tue 06/08/ Wed 06/09/ Thu 06/10/ Fri 06/11/ Sat 06/12/ Sun 06/13/ Mon 06/14/

18 Initial Assessment Utility Bill Baseline & Energy Benchmarking Figure 6

19 Initial Assessment Energy Benchmarking

20 Initial Assessment Energy Benchmarking Energy Star CBECS DOE BPD Peer Institutions Other Buildings within a Client s Portfolio Opportunity for pre-m&v. Realistic savings estimate. Figure 5

21 Initial Assessment Current Facility Requirements (CFR) Contemporary Understandable Operational User Requirements Goals Immediate & Near- Future Plans

22 Initial Assessment Current Facility Requirements

23 Initial Assessment Building Operational Plan Technical Measureable Strategic

24 Initial Assessment Initial Walkthrough Main goal To understand: Occupancy Contacts Equipment/Systems **OVERVIEW** Opportunities (Known Issues) Conditions O&M Impact

25 Initial Assessment Facility Walk-Thru 80/20 Rule: BAS (Building Automation System) Critical Equipment

26 Initial Assessment Building Controls Review Review to understand: Space types, configurations and layout System design concepts Equipment types, quantities, sizes, etc. Zoning configurations Operations & Maintenance Requirements Energy Benchmarking Information e.g. Schedules of Operation Sequences of Operation Overrides Level of control Indications of BAS not matching system?

27 Initial Assessment Building Controls Review BAS Screenshots: Quick way to capture an image of each BAS page & save (.pdf,.jpg) for reference Schedules Trends - Prioritize: By Stage of Process: Cursory review early, and more detailed later in EBCx process By System: Begin with Central Plants and work down to terminal systems By Points: Begin with highest level KPIs and work down to the details Alarm History Good starting info Leads to findings

28 Figure 3 Initial Assessment Building Controls Review

29 Initial Assessment Initial Walkthrough Equipment Age (Ask now, Verify later) Condition Display screens Operating values, running capacities/demand (Hz, e.g.)

30 Planning / Initial Assessment Phase Initial Walkthrough Control Components Gauges, sensors, valves, dampers, etc. Age (Ask now, Verify later) Condition Operating (?)

31 Initial Assessment Initial Walkthrough Conditions, PM? O&M Staff: Level of training Budget Focus

32 Initial Assessment Initial Walkthrough Document/Photo Current Conditions Obvious issues Operating Info Pressures Temperatures Setpoints Remember: Utilize the time wisely. Get an overview of the systems first. Investigation phase will allow time to gather more detail, but this is where the planning starts!

33 Initial Assessment Initial Walkthrough Lighting: Occupancy schedules

34 Initial Assessment Initial Walkthrough Exterior Enclosure: Initial thermal images Exterior door gaps Insulation breaks Stack effect in taller buildings

35 Initial Assessment Finally: Any deal-breakers? Is the building still a quality candidate? Is there adequate budget? NEXT: Planning for INVESTIGATION Phase.

36 Learning Objectives Discuss elements needed for a successful investigation Describe typical investigation approach. Identify ways to conclusively identify issues Discuss the most common Facility Improvement Measures. BCxA Conference Nashville, TN October

37 Investigation Phase Planning Ahead for Investigation Work Set Goals & Objectives of the Investigation The How To steps of investigating an existing building : Document existing conditions Document existing operation Identify potential energy savings opportunities Identify potential facility improvement measures How to conduct a hand-over-hand inspection Measure, Verify and Analyze to Isolate Issues!

38 Investigation Phase Information is power. At the end, you might find what you thought but then you ll have the data to back it up! Seek to isolate issues, improvement opportunities or at least figure out what the issue is not.

39 Investigation Phase EBCx Investigation Plan Revisit the Owner s Goals and Priorities from Kick Off? Energy Savings Occupant Comfort O&M Issues Resolution / Savings Operator / Maintenance Staff Training Understand the Contract: Are Energy Savings Guaranteed? Is Implementation of Issues Resolution Included? Utility Program Requirements?

40 Investigation Phase EBCx Investigation Plan Create Prioritized Checklists: Equipment / Systems Tasks Physical Review / Controls Interface Review Sequence of Operations Review / FPT Trends Review / Diagnostic Monitoring O&M / Maintenance Review Data Logging Deliverables Observation Log / Master List of Findings Proposed Sequence Revisions Energy Savings Analysis

41 Investigation Phase Facility Analysis Site Work Before starting the onsite investigation: Obtain or renew training on asbestos awareness Discuss possibility/probability of asbestos in building Be aware of OHSA regulations Be aware of YOUR liabilities and responsibilities TAKE PRECAUTIONS BE PREPARED

42 Investigation Phase Facility Analysis Physical Review O&M Review (Maintenance Logs / Procedures) Diagnostic Monitoring / Trends Review Functional Performance Testing When conducting a facility assessment, the most important question to ask is WHY? Why is this piece of equipment in this condition? Why is it operating (right now)? Why is it not operating (right now)? Why is it configured the way it is? Never stop asking WHY?

43 Investigation Phase Facility Analysis Physical Review Where to start? Air Systems: Start with How does the air enter the building? Then, follow the air trail Hydronic Systems: Start with the source Chillers Boilers The follow the distribution Controls: Head-end, then skip panels and go to sensors Wrap-Up: Make sure you walk all spaces and see everything

44 Investigation Phase Facility Analysis Physical Review Touch each piece of MEP equipment Use all your senses (except taste!!) Document current equipment conditions Important to establish life-cycle condition Document current maintenance practices Or lack thereof (in most cases) Document signs of hidden issues Like.

45 Investigation Phase Facility Analysis Physical Review Document current equipment conditions Photograph Copy nameplate data Inspect outer casing (dirty? corrosion? leaks?) Open unit (follow safety precautions) and document: Condition of interior (dirty? corrosion? standing water?) Condition of coil (dirty? impacted? corroded?) Condition of filters (missing? dirty? wrong size?) Condition of fan & motor (loose belt? black dust? corrosion?)

46 Investigation Phase Facility Analysis Physical Review Tools to have: Pad of paper and pens (several) Digital camera (extra batteries) Flashlight (extra batteries) Multi-meter Thermometer Thermographic camera Small tool-kit Hand sanitizer PPE Safety Glasses High Visibility Clothing Respirator Hard hat Gloves Ladder Rags

47 Investigation Phase Facility Analysis Be ready for anything

48 Oh the things you ll see

49 Oh the things you ll see

50 Oh the things you ll see

51 Oh the things you ll see

52 Oh the things you ll see

53 Oh the things you ll see

54 Investigation Phase Diagnostic Monitoring 1. BAS Trending 2. Data loggers 3. Manual logs 4. BIN data

55 Investigation Phase Functional Testing Components Building Interacting with the Ambient Environment Components Interacting with Other Components Systems Interacting with Other Systems

56 Investigation Phase Functional Testing Formats Formal FPT Form Deliverable Practical FPT Outline & Detailed Notes

57 Investigation Phase The FPT Process ITERATIVE! Results from Diagnostic Monitoring Sequence of operation CFR Drawings & Schematics What are the targeted functions/modes? Write the Functional Performance Test Consider seasonal issues Consider occupant impacts Keep it simple, but results oriented

58 Allow for adaptation, remain flexible Investigation Phase Functional Testing for EBCx Incorporate the results of Diagnostic Monitoring Target specific functional aspects Fit the format to the project expectations Formal FPT form vs. informal outline and note-taking It may be more investigative and less about verification What does this thing do? rather than, Show me that it does Consider all possible interactivities and triggers Work from existing documents, but don t expect them to be accurate

59 Investigation Phase Desktop/Engineering Iteration Performance Analysis: Non-Energy Analysis Energy Analysis Energy Calculations Compiling Data into MLOF

60 Investigation Phase Non-Energy Analysis Summer Conditions Sample Building Building Operating Plan CO2 Levels (PPM) Temperature (ºF) Humidity (% Relative Humidity) CO2 Levels Actual Readings (PPM) Temperature (ºF) Humidity (% Relative Humidity) Acceptable? Y/N CO2 Levels (PPM) Temperature (ºF) Humidity (% Relative Open Office 1 < % Y N Y Open Office 2 < % Y N Y Private Office 1 < % Y N Y Private Office 2 < % Y N Y Conference Room 1 < % Y N Y Conference Room 2 < % Y N Y Lobby < % Y N Y

61 Investigation Phase Non-Energy Analysis

62 Investigation Phase Energy Analysis Utility Provider Addresses and Contacts Utility Accounts by Fuel Type and Provider Copies of Utility Contracts Outside Entities that Supply or Receive Energy to/from the Facility. Two Years of Bills Two Years of Interval Meter kw Data (15, 30 or 60 min)

63 Investigation Phase Energy Analysis Load Profile 15 Minute Demand Profile Year 1 Year 2

64 Investigation Phase Energy Analysis Interval Data Monthly PEAK kw kw Weekdays Week-ends Class: What could this be telling us?

65 Investigation Phase Creating a FIM.From Start to Finish Basic FIM Calculations Calculating PAYBACK Costs STOP!! Think It Through 1) Energy Calculation What info will you need? 2) Savings Calculation What info will you need? 3) Simple Payback Calculation What info will you need? What do you need to consider? 4) Be Practical and CFR focused Before you present Is it realistic? Will it work? Do savings/costs make sense (i.e., are savings >> than 50% of utility bill?)

66 Investigation Phase What are some more common Facility Improvement Measures?

67 Investigation Phase Findings Report: Start a FIM Matrix Report Layout Detailed FIM Descriptions BUNDLE >> Individual Measures FIM # Facility Improvement Measures Budget Cost Electric Summer Monthly Peak Demand Savings (kw) Electric Use Savings (kwh) Heating Use Savings (Therms) Annual Utility Savings Rebate Budget Cost (With Incentives) Simple Payback (SPB) (With Rebate) CO2 saved (lbs) 1 AHU-1 Run Time Reduction $6, ,454-1,306 $14,685 $0 $6, ,587 2 AHU-1 SAT Reset Optimization $8, , $79,530 $0 $8, , HWS Temperature Reset Optimization CHWS Temperature Reset Optimization Unoccupied Setback Temperature Adjustment Full System Programming Modification and Cx Building Pressurization and Stack Effect Issues TOTALS: $6, $427 $287 $6, ,444 $8, ,896 0 $1,235 $855 $7, ,984 $6, ,397 0 $13,014 $0 $6, ,326 $15,950 N/A N/A N/A N/A $0 $15,950 N/A N/A $13, ,656 0 $1,130 $0 $13, ,751 $66, ,407,139-6,990 $110,021 $1,142 $64, ,411,488 Notes: 1. Rebates are at risk to the customer and it is the customers responsibility to obtain these rebates. 2. Prices given are ROM Buget costs.

68 Investigation Phase Master List of Findings (EBCx Issues Log) Improvement Opportunities (Issues) O&M Energy Comfort Training Recommended Improvements Description Implementation cost Savings Payback & ROI

69 Investigation Phase Findings Meeting - Meet with owner team to see if requirements have changed based on findings information - Plan for Implementation Phase - Will this be a design/renovation project? - YES?...Start with assembling design team and proceed like new construction, using CFR as guide - Is this a simple improvement project? - YES? Start with estimating and tightening scopes of work and plans for work bids/installations. - Do findings support another option?

70 Take Aways Planning: What s in a CFR EBCx Project Goal setting (Revisit in all EBCx phases!) Investigation Key Iterative Steps The Deliverables: EBCx Plan, Benchmarking, FPTs, MLOF Common Facility Improvement Measures (FIMs)

71 Robert Austin Kenny Reed, PE, CEM, CxAP Commissioning Services Director BCxA Conference Nashville, TN October