Commissioning - Delivering the Promise

Many in industry can recall a time when the design engineer, architect, owner and construction team were more intimately involved as a team. In those days, things were more personal and personable. Ah, the good old days. Nowadays, it seems everyone wants it faster and cheaper; quality suffers.

Over the past few decades, logistics to design and construct projects became more complicated, the personal touch seemed to evaporate and the diligence seriously wained. Building Owners began to feel they were left to their own devices to sort out the incomplete pieces and parts, in the end. They would accept incomplete buildings that didn't function properly and had to pay to get [what they should have gotten in the first place] a second time! What they had on their hands were unpredictable, unreliable, unsustainable buildings that were costly and annoying to the occupants.
These frustrated owners knew they needed some help...someone that would look out for their best interest and champion their cause. Hence, the advent of commissioning.

Briefly stated, commissioning is a "process", not an event. This process is a very structured methodology that begins at project inception and continues into post-occupancy. That is, when an Owner decides to begin design of a facility / building (i.e. conceptual phase) , that is the precise time to engage a firm that is knowledgeable and experienced with the process and expected outcome. The CxA (Commissioning Authority) is the highly skilled individual that proctors and implements the process of making sure the Owners vision comes to fruition, thereby ensuring the Return On Investment (ROI).

How is this ROI achieved? We know that the first step is to document the Owner's vision and needs in a document called the OPR (Owner's Project Requirements). Documentation is critical. You know the old saying,"If it didn't happen in writing, it didn't happen." So, recording specific details is a vital start. Then, engaging the design team (A/E) is the next step, as they are responsible to respond to the Owner's needs. They do this by responding to the specific OPR issues in a document called the Basis of Design (BOD). The two documents must corroborate one another. Once this is achieved, design document development can commence.
So, you can see by involving the Owner "interactively" with the team from the start, greatly improves the potential of being satisfied with the end result.

The entire process of how this project will evolve in design through construction is defined in what is called a Commissioning Plan. This plan [basically] tells the project team what the structured commissioning process is, what is does, how it will be implemented, and specific outcomes are expected. It also outlines roles and responsibilities.
Imagine!...A project that is structured "from soup to nuts", as opposed to happenstance.

Commissioning specifications are developed that define the equipment/system requirements, documentation requirements, and how the various parties are to participate. It is critical to incorporate the commissioning requirements into the contract documents because it mandates the requirements. Otherwise, nobody would participate. The result would be a project dream that would never be. See the importance?

Next, Prefunctional Testing (PFC) forms are created. These forms are developed by the CxA and issued to the contractor for completion by the respective subcontractors, e.g. electrical, mechanical, life safety, building automation, etc. The CxA periodically reviews these forms to verify they are properly completed in a timely fashion. These PFC forms are a mechanism to perform due-diligence checks by the respective subs. It provides an orderly verification of what needs to be done, tested, what has been completed, etc. The result is getting to a point of equipment startup in an integrated and methodical fashion.

Startups follow when the necessary prerequisites checks have been completed. Startups are to be performed by Manufacturer's personnel, i.e. factory trained and certified staff. This prevents improper startup and voiding warranties. Startups are witnessed by the commissioning team, particularly the CxA, who witnesses that the equipment was properly started by the correct individuals and properly/adequately documented.

When startups have been successfully completed, Functional Testing (FT) may commence. This portion is directed and conducted by the CxA via use of forms and processes specifically detailed to put the equipment through its paces as individual components, then as an integrated system.
Any issues experienced as a failure during the Prefunctional or Functional Testing portions are recorded in a document called an Issues & Resolutions Log. This log is designed to track the failed issues or issues of concerns so they will be addressed to completion. The CxA champions this tracking. The objective is to deliver a functional facility from "Day One".

All of the above documentation is compiled and assembled in what is called the Final Commissioning Report. So, you can see there is a source document that contains all the information regarding the project from beginning to end. This documment is intended to be used as a "Living Document" to be utilized by the maintenance personnel from acceptance of the facility. This leads to the next important item...O&M Manuals and Training.

Okay, as an Owner you spent a great deal of money on your project. Doesn't it make sense to have the necessary recourse to maintain your investment? Adequate and proper Operation & Maintenance documentation is imperative. It must be detailed so that it can be used for its intended purpose...maintaining the facility. But, if in the wrong hands, it is almost worthless. Therefore, proper and adequate training of staff is imperative. This will enable the staff to know what they will be working with, and how to maintain it. The result is maintaining your investment.

The above description of the commissioning process is a brief overview. There is much more detail. But, the important things are:
1. There is a process that delivers results
2. There is a process THAT WORKS!
3. The CxA is the advocate for the Owner. Therefore, the CxA should be hired directly to the Owner. Abdicating this service to another subordinate entity is not a good idea. The result is the CxA winds up working for them, directed by them, and the Owner may not realize the intended results.
4. Commissioning delivers numerous benefits which include:

• Reduced change orders
• Pramatic reduction in RFI's
• Proper system component selection
• Improved performance
• An operation facility from "Day One"
• Identifying needs at an earlier phase
• Avoiding issues BEFORE they happen
• Avoid common issues that plague most projects
• Integrated working team from start to finish
• Documented results

So, let's get down to the bottom line. What does it cost?
Let's talk turkey. Let me first ask you what you would consider a good return on investment; how about a GREAT return on investment. Would a good ROI be, say, 10% or even 14%? And would a great ROI be 20%? Let's first put this in perspective by answering the preceding.
What if I were to tell you that we typically achieve an ROI from day one greater than the cost to do commissioning. That is ROI > 1 ? In fact, much greater. That means that commissioning more than paid for itself. Is that a good return on investment? Now, what if our results were orders of magnitude greater; say 4-20+ times. That is 400% to 2000%+!!! Of course this is contingent upon the size, complexity of the project, experience of the design and construction teams, etc. (In any event, our stats reflect the preceding under even the most trying of situations.)
Typical costs range from 1/2% to 2.5% of total construction costs. However, the cost is contingent on many factors, including size and complexity of the building, project duration, location, equipment and systems to be commissioned, etc. Nonetheless, the preceding figures represent "typical" projects with electrical/HVAC/DDC controls commissioning scopes.
Don't rush out now and go get any company to do it. ALL Cx FIRMS ARE NOT EQUAL. There are many factors to consider when selecting a commissioning company. Given the ROI results that we regularly achieve are not representative of all other commissioning companies. So, you need to look at more than price alone. "VALUE" is the key word. Consider the following:

• Who am I considering as the Cx company?
• Are they experienced?
• Is this their primary service, or an add-on service?
• Do they have adequate references?
• Have you VERIFIED their references?
• Do they have a proven record?
• How long have they been in business?
• What is the extent of their commissioning services?
• Are they merely proctoring the commissioning process, or do they have technically savvy staff who are trained and experienced in implementing the process?
• Can they "walk the walk"?

Conclusion:
Commissioning was designed to respond to a serious need. The need was to be the active party that represents and protects the interest of the Owner through a quality process. Commissioning is the process that achieves that result. DCSi is the company that "Delivers the Promise". We "talk the talk" and "walk the walk". Our company is based on sound ethics, morals, accountability, responsibility, professionalism and character. DCSi is comprised of good people doing great things. At DCSi, we are a proud and capable team that cares.

Dynamic Commissioning Solutions, inc. (DCSi)

www.LV-DCSi.com
Office: 702.942.1616 Fax: 702.942.1617
Toll Free: (888) 855-DCSi (3274)
Las Vegas, Nevada  Los Angeles, California