Retro Commissioning Goals and Objectives Define Retro Commissioning - - PowerPoint PPT Presentation

Retro‐Commissioning

Define Retro‐Commissioning Goals and Objectives Understand how Retro‐Cx differs from an ASHRAE Energy Audit Understand the five basic phases of Retro‐Commissioning Understand when NOT to do Retro‐Commissioning Understand what to look for in a qualified Retro‐ Commissioning Agent

Retro‐Commissioning is a comprehensive, systematic process wherein the existing building systems are optimized so they operate as efficiently and effectively as possible. It is essentially the commissioning process, performed in a facility that has NOT previously been commissioned. Defined

The initial focus should always be on the no‐cost / low‐cost items involving energy‐using equipment such as mechanical systems, controls and lighting. Defined

• The goal is to create a permanent improvement in the
• On‐going facility operation
• Maintenance of the facility
• Use of facility
• Energy use within the facility
• Management of the life cycle cost of a facility

Defined

The intent is the reduction of a building’s overall energy and

• perational

costs directly resulting from the energy conservation measures (ECMs) established as part of the

• program. Although you should receive a report (in fact,

perhaps several), the production of a report should never be the final deliverable. Defined

How does Retro‐Commissioning compare to the ASHRAE Energy Audit?

ASHRAE Energy Audit – Level I

Assess a building’s energy cost and deficiencies by analyzing energy bills and conducting a brief on‐site survey of the building.

How does Retro‐Commissioning compare to the ASHRAE Energy Audit?

How does Retro‐Commissioning compare to the ASHRAE Energy Audit? ASHRAE Energy Audit – Level II

This includes a more detailed building survey and energy analysis. A break down of the energy use within the building is provided. Can have a Life Cost Assessment.

How does Retro‐Commissioning compare to the ASHRAE Energy Audit?

Retro‐Commissioning

ASHRAE Energy Audit – Level III

This level of engineering analysis focuses on potential capital‐intensive projects identified during the Level II analysis and involves more detailed field data gathering as well as a more rigorous engineering analysis.

An ASHRAE Energy Audit may be part of a well‐developed Retro‐Commissioning program. How does Retro‐Commissioning compare to the ASHRAE Energy Audit?

Retro‐Commissioning

Assessment Phase The five basic phases of Retro‐Commissioning Evaluation Phase Implementation Phase Verification / Validation Phase Final Report Phase

• Development of the Owner’s Facility Requirements (OFR) and comparison of OFR

to original design (OPR and design documents, if available).

• Determine the success criteria
• Define the CURRENT requirements of the facility, if they differ from the original

design intent.

• Define roles & responsibilities.
• Gather facility data.

1. Utility bills, drawings, original basis of design documents, if available. 2. Existing building automation system trend data.

• Establish the benchmark

1. EnergyStar / Portfolio Manager

• Develop the Retro‐Commissioning Plan
• Determine the state of the facility

1. Functional Testing to determine actual sequencing and performance of control strategies. 2. Establish diagnostic monitoring and trending.

• Provide Assessment phase report

1. Identify No Cost / Low Cost Facility Changes 2. Identify capital improvement items.

Assessment Phase

1. Development of the Owner’s Facility Requirements (OFR) and comparison of OFR to original design (OPR and design documents, if available).

The Assessment Phase

• 2. Determine the success criteria

The Assessment Phase

• 3. Define the CURRENT requirements of the facility, if

they differ from the original design intent.

The Assessment Phase

• 4. Define Roles & Responsibilities

The Assessment Phase Team Leader Owner’s Representative Technical Resources

Roles

• 4. Define Roles & Responsibilities

The Assessment Phase

Who will coordinate and chair meetings? Who, specifically, will perform Assessment Phase legwork for each technology? Who, specifically, will perform the Verification/Validation Phase leg work?

Responsibilities

Who will attend those meetings?

• 5. Gather facility data

The Assessment Phase Utility bills Drawings Original Basis of Design (BOD), if available Existing Building Automation System (BAS) Trend Data

• 6. Establish the benchmark

The Assessment Phase EnergyStar Portfolio Manager Target Finder BOMA / IFMA

7. Develop the Retro‐Commissioning Plan

The Assessment Phase

• 8. Determine the state of the facility

The Assessment Phase Functional Testing Alarm Summaries Trending Preventive Maintenance and Corrective Maintenance records Visual inspection

• 9. Provide Assessment Phase Report

The Assessment Phase Identify No Cost Action Items Identify Capital Renewal items Identify Low Cost Action Items Benchmark data Photos of current conditions

Assessment Phase Evaluation Phase Implementation Phase Verification / Validation Phase Final Report Phase

• 1. Deliver and evaluate the Assessment phase report with the Owner
• 2. Work with the Owner to establish Energy Conservation Measures (ECM’s) and

Facility Improvement Measures (FIM’s)

– Establish the complete list of low cost/no cost items that will be implemented during the Implementation Phase. Ensure that there is a clear action plan regarding each item. – Establish the complete list of capital improvement items that will be implemented during the Implementation Phase. Again, it is very important to ensure that there is a clear action plan for each item on this list.

• Identify life cycle savings
• Identify Cost to benefit analysis
• Identify estimated cost savings / ROI for each agreed‐to action item.

– Establish the on‐going ECM’s (i.e., load‐shedding, load rolling, etc.) that will become part of the Owner’s ongoing strategy to reduce operating cost when predetermined consumption thresholds have been reached.

• 3. Re‐define / re‐establish roles & responsibilities in preparation for the

Implementation Phase.

• 4. Provide the Evaluation phase report that that establishes and quantifies all

items discussed and agreed to during the Evaluation phase.

Evaluation Phase

1. Deliver and evaluate the Assessment phase report with the Owner

The Evaluation Phase

2. Work with the Owner to establish Energy Conservation Measures (ECM’s) and Facility Improvement Measures (FIM’s)

The Evaluation Phase

Establish the complete list of low cost/no cost items that will be implemented during the Implementation Phase. Ensure that there is a clear action plan regarding each item. Establish the complete list of capital improvement items that will be implemented during the Implementation Phase. Again, it is very important to ensure that there is a clear action plan for each item on this list.

• Identify life cycle savings
• Identify Cost to benefit analysis
• Identify estimated cost savings / ROI for each agreed‐to action item.

Establish the on‐going ECM’s (i.e., load‐shedding, load rolling, etc.) that will become part

• f the Owner’s ongoing strategy to reduce operating cost when predetermined

consumption thresholds have been reached.

3. Re‐define / re‐establish roles & responsibilities in preparation for the Implementation Phase.

The Evaluation Phase

• 4. Provide the Evaluation phase interim report that

establishes and quantifies all items discussed and agreed to during the Evaluation phase.

The Evaluation Phase

Assessment Phase Evaluation Phase Implementation Phase Verification / Validation Phase Final Report Phase

• 1. Assist the Owner and the Owner’s maintenance staff in self‐performing the low

cost/no cost action items agreed to during the Evaluation Phase.

• This can serve as an excellent training opportunity for the Owner’s maintenance personnel.
• 2. Assist the Owner in the interview and selection process for capital renewal

and/or other outsourced action items.

• Assist the Owner in the development of RFP’s, etc.
• Be prepared to assist the Owner in the development of interview questions and documents.
• Assist the Owner in the development of specifications.
• 3. Implement identified necessary changes
• Low cost / No cost items should always be the initial “go to”!
• Capital outlay items last.

Implementation Phase

1. Assist the Owner and the Owner’s maintenance staff in self‐performing the low cost/no cost action items agreed to during the Evaluation Phase.

The Implementation Phase

Retro‐Commissioning

VERY IMPORTANT: Review current warranty status of all equipment and systems prior to beginning this phase! This can serve as an excellent training

• pportunity for the Owner’s

maintenance personnel.

2. Assist the Owner in the interview and selection process for capital renewal and/or other outsourced action items.

The Implementation Phase

Assist the Owner in the development of RFP’s, etc. Assist the Owner in the development of specifications. Be prepared to assist the Owner in the development of interview questions and documents.

3. Implement identified necessary changes

The Implementation Phase

Low cost / No cost items should always be the initial “go to”! Capital outlay items last.

Assessment Phase Evaluation Phase Implementation Phase Verification / Validation Phase Final Report Phase

• 1. Verification of changes and performance
• Verify that low cost / no cost action items are having the desired impact.
• Review established trends
• Review energy bills
• Functional testing of all systems and equipment where low cost/ no cost action items have been

implemented

• Digital Photos
• Verify that capital improvement action items are having the desired impact.
• Review established trends
• Review energy bills
• Functional testing of all systems and equipment where capital improvement action items have been

implemented

• Digital Photos
• 2. Develop and implement follow up plan for issues discovered during verification

process

• Updated Issues Log
• Establish expected timeline for corrective action for each item on the Issues Log.
• Establish expected timeline for long‐lead items (e.g., due to material delays, etc.).

Verification / Validation Phase

1. Verification of changes and performance

Verify that low cost / no cost action items are having the desired impact. Established Trending Utility Bills Functional testing of all systems and equipment where low cost/ no cost action items have been implemented The Verification/Validation Phase Established Trending Utility Bills Digital Photos, Screen Captures, and Video

1. Verification of changes and performance

Established Trending Utility Bills The Verification/Validation Phase Verify that capital improvement action items are having the desired impact. Established Trending Utility Bills Functional testing of all systems and equipment where capital improvement action items have been implemented Digital Photos, Screen Captures, and Video

2. Develop and implement follow up plan for issues discovered during verification process

Updated Issues Log Establish expected timeline for corrective action for each item on the Issues Log. The Verification/Validation Phase Establish expected timeline for long‐lead items (e.g., due to material delays, etc.).

Assessment Phase Evaluation Phase Implementation Phase Verification / Validation Phase Final Report Phase

• Delivery of Final Report

– Should include

• Each interim report from
• Assessment Phase
• Evaluation Phase
• Implementation Phase
• Verification / Validation Phase
• A well‐developed Ongoing Commissioning Plan
• All updated documents
• Updated OFR
• As‐Built prints, specifications, and control drawings and sequences
• Updated manufacturer’s operations and maintenance manuals
• Optionally, as part of the Final Report Phase, the Cx Agent may assist the Owner by

developing a new Preventive Maintenance (PM) program or updating any existing PM

• program. This would typically include:
• Complete facility asset and system inventory
• PM Calendar(s)
• PM procedures
• Recommended tools lists.
• Spare parts lists

Final Report Phase

1. All Interim Reports

Assessment Phase Interim Report The Final Report Phase Evaluation Phase Interim Report Implementation Phase Interim Report Verification / Validation Phase Interim Report

2. A well‐developed on‐going Commissioning Plan

The Final Report Phase

3. All updated documents

Owner’s Facility Requirements (OFR) The Final Report Phase As‐Builts Prints and Specifications Controls Drawings and Sequences All Manufacturer’s Operations and Maintenance (O&M) manuals

• 4. Optionally, as part of the Final Report Phase, the

Cx Agent may assist the Owner by developing a new Preventive Maintenance (PM) program or updating any existing PM program.

Complete facility asset and system inventory The Final Report Phase PM Calendar(s) PM procedures Recommended tools lists Spare Parts list(s)

When NOT to Retro‐Commission

They are planning a major retrofit or renovation.

When NOT to Retro‐Commission

How often have major renovation projects been delayed? The payback on a well‐defined Retro‐Cx project is typically less than one (1) year.

Old equipment?

When NOT to Retro‐Commission

Retro‐Commissioning

Capital renewal may be required, but even if capital renewal funds aren’t available, Retro‐Cx may still be an good option. Remember ‐ there may be (and usually are) low cost / no cost action items available.

Is there deferred maintenance due to funding, man power, or skillset (training)? When NOT to Retro‐Commission

The payback on a well‐defined Retro‐Cx project is typically less than one (1) year. The money saved during Retro‐Cx can often help pay for additional manpower and training, as well as for materials. There are rebate programs available from many public utility companies that will pay for part of, or even most of the fees associated with Retro‐Commissioning.

Maintenance activity is currently outsourced When NOT to Retro‐Commission

Is current agreement truly being fulfilled? Does the Owner have a true partner?

Has facility been benchmarked? When NOT to Retro‐Commission Is facility $/sq. ft. and/or Btu/sq. ft./yr. or kWh/sq. ft./yr. satisfactory compared to other facilities of this type? Is occupant comfort and health satisfactory and not negatively impacted by building systems? Are work process and production levels satisfactory and not negatively impacted by building systems? Is work process and production quality satisfactory and not negatively impacted by building systems?

Are they are truly qualified?  Experienced Commissioning Employees

 Design Experience  Hands‐On Facilities Experience  Knowledge of Energy Performance Metrics  Trouble shooting experience

 Controls Experience

 Strong Team

 Individuals with the right experience performing the prescribed task(s).

 Strong Organizational Support

 Training and Resources

 Strong Commissioning Process

 ASHRAE/ASHE/IFMA/Etc. (Flow Chart)

Know your Retro‐Commissioning Agent

Define Retro‐Commissioning Goals and Objectives Understand how Retro‐Cx differs from an ASHRAE Energy Audit Understand the five basic phases of Retro‐Commissioning Understand when NOT to do Retro‐Commissioning Understand what to look for in a qualified Retro‐ Commissioning Agent

Questions?