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Building owners and managers have become increasingly concerned with the efficient operation and maintenance of their facilities. Owners of older and new facilities alike are grappling with costly problems caused by outdated and inefficient equipment, missing documentation, inadequately trained operation and maintenance staff, and poor indoor air quality and energy performance. As building owners become increasingly aware of the potential for operation and maintenance savings from well-designed facilities, designers and construction managers are applying the principles of building commissioning to realize high operational and energy performance in their new construction and renovation projects.

• What is Commissioning?
• Savings Far Outweigh Costs
• Benefits of Commissioning
• Who Needs Commissioning?
• A Plan for the Life of your Building
• EMR - Your Commissioning Authority
• Why Should My Building Be Commissioned?
• Projects

......What is Commissioning?

Building Commissioning is a systematic process for verifying that a facility performs according to design intent, is less costly to maintain, and meets energy and operational efficiency goals. Commissioning produces these results by:

• Identifying the functional needs of the owner and occupants and capturing these needs in written procedures for the project
• Verifying building performance through functional performance testing
• Providing full documentation and training for O&M staff to improve their performance
• Emphasizing energy efficiency in design and construction

Like all savvy business managers, building owners shop for a good buy when planning and bidding their construction projects - they look for high value at low cost. Commissioning offers building owners a very good buy indeed, adding little to the initial cost of the building while guaranteeing high value in the services provided throughout the project and in the final product.

The savings generated from a commissioned facility are impressive: the operating costs of a commissioned building range from 8 to 20 percent below those of a non-commissioned building. Because the one-time investment in commissioning at the beginning of a project will reduce operating and energy costs for the life of the building, the cost of commissioning is far less than the cost of not commissioning.

For EMR, commissioning is a "best practice" for our A/E design and construction business, a process that helps us improve the quality of our services. By applying the principles of commissioning, EMR can guarantee high-quality, high-value services so important to building owners in today's competitive environment.

The most compelling benefits of commissioning are enhanced building quality and value. Building owners and managers, from federal and state government to universities and hospitals to private sector owners and property management firms, are incorporating commissioning into their building projects because it helps guarantee:

• A building that meets the owner's needs and requirements
• A completed job on time and within budget
• Informed closure of construction contracts
• Lower operating and maintenance cost
• Reduced occupant complaints
• Reduced tenant turnover
• Decreased potential for liability

The goal of commissioning is to achieve a fully functional, fine-tuned building, building system, and equipment, with complete documentation and adequately trained O&M staff.

Building owners, developers, facility managers, energy service companies, general contractors, A/E designers--anyone interesting in ensuring that building systems perform as intended. Commissioning is being used in construction and renovation of laboratories, hospitals, research facilities, museums, universities, industrial plants, computer facilities, correctional institutions, and office buildings. Commissioning is also being used in governmental facilities, military installations, and lending institutions.

Commissioning should be incorporated into the long-term care and maintenance of your facilities to address changes in facility use and occupant needs, building systems and equipment, and energy efficiency that occur naturally over time. Even in a facility that has been fully commissioned, periodic testing will reveal opportunities to fine-tune the facility for even better performance.

Throughout the planning, design, and construction of your building, EMR acts as the commissioning authority to ensure that every effort possible is taken to maximize the quality of your building and obtain the most value for every dollar spent. EMR serves as your representative to plan, review, test, and accept your building systems.

While a number of firms offer commissioning services, very few have experience providing commissioning on large, complex projects or provide the variety of related services that EMR does. EMR is a uniquely qualified firm that provides the full spectrum of commissioning services through both performance contracts and more traditional contracting methods to a variety of private and public sector clients.

EMR also provides an array of engineering, energy, environmental, and facility management services. EMR is celebrating its 29th year of providing government and private clients with specialized services such as measurement and verification,energy-efficient design, reliability centered maintenance management, and O&M staff training.

As your commissioning authority, EMR ensures that your finished building meets your needs and requirements, is less expensive to operate and maintain, and stays occupied. To achieve this, EMR commissions all of your building's systems to guarantee that all equipment and systems work together as intended. EMR has the professional engineers on staff to commission:

Mechanical Systems

• Air Handlers, Blowers, Fans, etc.
• Multi-zone, VAV, Constant Volume, Dual Duct Systems, Etc.
• Exhaust Systems
• Chillers, Cooling Towers, and Pumps
• Electric, Pneumatic and DX Control Systems
• Pure Water Systems
• Vacuum, Air, and Lab Gas Systems
• Plumbing, Lab Waste, Domestic Water, Etc.

Electrical Systems

• Emergency Generators
• Cogeneration Systems
• Main Distribution, Panels, Breakers, Etc.
• Automatic Transfer Switches
• Load Testing
• Phase Balancing
• Circuit Tracing
• Coordination Studies

Life Safety

• Sprinkler Testing
• Smoke and Fire Detection
• Smoke Evacuation Testing
• ADA Certification and Testing

Testing, Adjusting, and Balancing

• Air
• Hydronic
• Noise Levels

Indoor Air Quality

• Ventilation
• Filtration
• Contaminates

• Today's building projects are more technically sophisticated.
• Systems may overlap into multiple construction and design contracts and/or multiple trades.
• Design is often based on criteria that was incomplete or unknown at the time.
• Equipment performance varies when integrated into a system.
• Construction emphasizes early job closeout to maintain project profitability and/or obtain occupant certificate.
• There may be conflicting agendas between the owner, the contractors, and/or the design team.
• Inefficient systems increase long-term operating and maintenance costs

• U.S. Embassy Complex in Kabul, Afghanistan
• Chesterfield County Jail, Richmond, Virginia
• Texas Tech University - Experimental Sciences Building and Health Sciences Center
• Duke University Medical Center
• Texas Department of Criminal Justice - Three New Correctional Facilities
• Chesterfield County Community Development Building, Richmond, Virginia
• Building Commissioning Guide
• Commissioning Documentation for the U.S. Department of State, Overseas Buildings Operations
• Recommended Practice for Commissioning Building Electrical Systems (NECA 90)

EMR is the Commissioning Authority for this high profile design/build project that will involve construction of nine buildings housing consular offices, visa processing facilities, residences and dormitories, food service areas, and common spaces. EMR will develop the commissioning plan and specifications, and will execute the commissioning plan. The company is responsible for the testing and complete demonstration of the sequences of control and maintenance of operable work items specified in various specification sections, including: security door and key hardware; sectional operating doors; elevators; HVAC/plumbing systems and equipment controls; building management systems controls; plumbing hot and cold water systems; valves and fixtures; lighting control systems (indoor and outdoor); electrical standby equipment; automatic transfer switches; elevator operator maintenance; air filters; cleaning equipment; lubrication records for all moving parts; non-automatic instrumentation; refrigeration systems; chilled and heating water systems; coil fins, domestic water; building temperature and lighting controls; water treatment system; and submission of all punch list work and field reports.

EMR is providing commissioning services for the HVAC, electrical, and plumbing systems for this 154-bed replacement jail for the Commonwealth of Virginia (through a subcontract with the project architect, Moseley, Harris & McClintock, based in Richmond, Virginia). EMR is performing commissioning tasks during the pre-construction (design), construction, and acceptance phases, including writing the commissioning plan and specifications, developing protocols for and witnessing verification and functional performance testing, supervising the testing and balance (TAB), and developing the O&M manual and training program. The new correctional facility consists of high security cells, medical and food service areas, and office and administrative areas. HVAC systems commissioned include ventilation, smoke management, exhaust fans, air conditioning, design temperatures and sensors, control systems, interfaces with the security control system, and building automation systems. Plumbing systems commissioned include sanitary sewer, roof drainage, domestic hot water, plumbing fixtures, natural gas system, fire protection system, and inmate electronic water management control system. Electric systems commissioned include the generator system; transformers; lighting systems and lighting control; electric devices, conduits, and conductors; fire alarm system; and interfaces with the security control system.

EMR is the Commissioning Authority for the Texas Tech University Experimental Sciences Building in Lubbock, Texas. This is a new 127,810 sq.ft., 4-story (plus basement) research facility with unique temperature, humidity, clean-air, and other environmental requirements for a myriad of independent needs. In addition to common spaces and classrooms, EMR is commissioning equipment in quarantine rooms; animal holding areas; feeding, bedding, and storage areas; cage washing; laboratories; cold rooms; clean rooms; lecture halls; instrument rooms; virtual reality rooms; and computer laboratories. EMR is directing and coordinating the entire commissioning process for the facilities' HVAC, electrical, and fire alarm systems. EMR will ensure correct installation, inspection, and testing of systems and equipment; correct configuration and operation of controls and assurance that systems operate in an integrated fashion from start to finish; and that the facility is free of latent manufacturing, transportation, or installation equipment defects. EMR is also responsible for complete and appropriate O&M documentation and that operation and maintenance personnel are adequately and appropriately trained.

EMR performed commissioning work as a subcontractor to Brown Consulting Engineers, Inc. for the Texas Tech University Health Science Center in Amarillo, Texas. This is a new 160,000 sq.ft. facility that will house medical offices, examination rooms, classrooms, and laboratories. Equipment commissioned includes mechanical and electrical systems and controls. EMR was responsible for conducting the commissioning scoping meeting, developing the commissioning plan, developing and performing functional verification tests, and issuing and tracking deficiency reports. EMR also developed the operation and maintenance (O&M) manuals and the training program for the building's operators.

The Children's Health Care facility is a new 210,000 sq.ft. addition to Duke University Medical Center in Durham, North Carolina. EMR commissioned HVAC, electrical, plumbing, and medical gas, as well as the exterior walls. Specifically, EMR tested and provided commissioning services on a new 75,000 CFM air-handling unit that will tie into the existing DUMC central plant. EMR also tested and provided commissioning services on the variable air volume system that is outfitted with a special exhaust system. EMR was responsible for the development of the commissioning plan. EMR also worked on the O&M manuals and the training program for the building's operators.

EMR also commissioned the 52,000 sq.ft. Vivarium facility, an animal research laboratory remodeled to meet the new ventilation standards as set forth by American Laboratory Animal Council. Systems commissioned include built-up air-handling units, exhaust fans, variable speed drives, and exhaust systems for the animal cages. EMR was responsible for the development of the commissioning specification and plan. EMR also worked on the O&M manuals and the training program. Work for both this and the Children's Research facility included life safety compliance inspection, and all work was performed in accordance with JCAHO requirements. Both facilities have a low-energy use design, and EMR's commissioning activities were required to maintain established energy and maintenance budgets.

EMR commissioned the Transgenic Mouse Facility at DUMC, a new 3,200 sq.ft. research laboratory. Equipment commissioned includes process equipment, and the project required testing to maintain proper space pressurization differentials and control humidity. EMR was responsible for developing the commissioning plan, developing and performing functional verification tests, and issuing and tracking deficiency reports.

EMR commissioned the HVAC, electrical, and plumbing systems for prison facilities in Woodville, Amarillo, and Lamesa, Texas. EMR wrote the commissioning plan and specification, and supervised testing and balancing for each project. Each new facility included high-security cells, medical and food service, and offices. Electrical systems commissioned included transfer switching, emergency generators, lighting, and power supply. HVAC systems commissioned included chillers, air-handling units, variable air volume boxes, pumps, towers, boilers, and smoke and kitchen exhaust systems. Each facility features an extremely sensitive DDS building control system.

EMR has been selected to provide independent commissioning agent services for the new Chesterfield County Community Development Building in Chesterfield County, Virginia. The building, currently being designed, will be a 90,000 square foot facility designed to house all of the Community Development Departments for the County, including Building Inspections, Transportation, Community Block Grant, Environmental Engineering, and Planning.

EMR will perform commissioning tasks during the pre-construction (design), construction, and acceptance (turnover) phases, including developing the commissioning plan and specifications for commissioning and performance testing; reviewing shop drawings and submittals; witnessing construction, start-up, operation, and testing and balancing; and developing the O&M manual and training program. The mechanical systems to be commissioned by EMR include ventilation, exhaust fans, air conditioning, design temperatures and sensors, control systems, interface with security control system, and building automation system (BAS). Plumbing systems being commissioned include sanitary sewer, roof drainage, domestic hot water, natural gas system, plumbing fixtures, and fire protection system.

Electrical systems being commissioned by EMR include the generator system; transformers; lighting systems and lighting control; electric devices, conduits, and conductors; fire alarm system; and interfaces with security control system. EMR will also be responsible for helping Chesterfield County fulfill the commissioning and other requirements of the U.S. Green Building Council's Leadership in Energy and Environmental Design (LEED) Program on this project.

EMR developed a guide for the U.S. General Services Administration and the U.S. Department of Energy that presents a systematic process for achieving, verifying, and documenting that the performance of a facility and its systems meet the design intent and the functional and operational needs of the owner and occupants.

The guide describes in-depth the roles and responsibilities found in each phase of building commissioning. It relates the commissioning process specifically to GSA, the government's largest landlord with approximately 7,000 buildings owned and operated.

EMR is developing documentation that will be used as a model for various commissioning projects undertaken by DOS/OBO worldwide. It will provide a commissioning plan and specifications for design/build contractors and other performing major new construction and remodeling/renovations. EMR reviewed existing specifications and A/E Design Guidelines (AEDG) to ensure that the Commissioning Documentation is consistent with existing DOS/OBO guidelines and policies. EMR is now developing a model Commissioning Documentation that includes standardized pre-functional and functional testing methods; procedures and forms for mechanical, electrical, life safety, plumbing, and security systems; and integration of commissioning with reliability centered maintenance (RCM) principles. When finished, the comprehensive commissioning program developed will be demonstrated first on one design/build project, then potentially replicated on all future DOS/OBO design/build projects. It will become a basis for future projects and a requirement for all contractors to follow, ensuring that the financial and energy saving benefits of commissioning become an accepted practice at DOS/OBO facilities worldwide.

EMR is developing this commissioning standard for the National Electrical Contractors Association as part of its National Electrical Installation Standards (NEIS) series. The NEIS series is designed to define a minimum baseline of quality and workmanship for installing electrical products and systems, and the commissioning standard will serve to improve communication and knowledge of commissioning procedures among specifiers, purchasers, and suppliers of electrical construction services. This practice describes guidelines for commissioning building electrical systems when commissioning newly-installed or retrofitted building electrical systems. It defines the process of commissioning all building electrical systems, and provides sample guidelines for attaining optimum system performances that conform to design, specifications, and industry-accepted codes and standards. When complete, the standard for building electrical systems will provide invaluable guidance to electrical system designers, specifiers, and construction professionals nationwide, as well as A/E design groups in the Federal government.

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