NEXT GENERATION BUILDING ENERGY SOLUTIONS

SBA Proposes $19 Million Size Standard for Engineering Firms

2011-04-10T13:45:00.000-07:00

SBA Proposes Larger Size Standard for Engineering Firms

The Small Business Administration (SBA) proposed Wednesday to increase the small business size standard for engineering firms from $4.5 to $19 million in average annual gross revenue. Firms with annual revenues below the standard are eligible for federal agency small business contracting opportunities.

To see a copy of the proposed rule, click here. http://www.acec.org/advocacy/committees/pdf/smallbiz_size_2011.pdf

SBA has asked ACEC for comments on the proposed standard by May 16. ACEC has formed a working group of Member Firms of all sizes to study the rule. Members who would like to participate in the working group should contact Mark Steiner at msteiner@acec.org.

WHAT'S IN STORE IN THE IMMEDIATE FUTURE

2011-03-06T11:44:00.000-08:00

WEATHERING THE STORM

It isn't a matter of just weathering the storm, but rather, surviving the economic downturn, anticipating where it will lead us and constantly adapting.
"What lies behind us and what lies before us are tiny matters compared to what lies within us." ~Ralph Waldo Emerson

Let's face it, the private sector is very apprehensive and reluctant to make significant moves. Cash is "king" and those who have it want to hold onto it. In the meantime, the fed is dumping money into a money pit and driving up an already out of control deficit. Accountiability regarding where the expenditures are winding up is still sketchy. Furthermore, I feel it is misdirected; Albeit developing our infrastructure is necessary and very important. However, creating more federal jobs is not the solution. In fact, I think we should go in the opposite direction and downsize the federal jobs, as they are a drain on the economy. Larger government is not the answer! Government does not create jobs, goods or services.

It is no mystery to anyone that has the intelligence to assimilate what is transpiring; The administration was extremely slow to respond to the economic downturn; Out of touch with the needs of the country; Focused on pursuing their own agenda; Continued to spend money that we did not have; Did not have a coherent or meaningful plan to rectify the economic maladies and reel in inappriate expenditures and ear-marks. During all of this, the U.S. should have put immediate and intense emphasis on supporting business in the United States to therebv create more jobs in the private sector. I believe our current administration is really missing the ball, here.
The focus should be on fostering small businesses and encouraging their growth. Private businesses are what generate the revenue to support our infrastructure. When lending, taxation and a stalled economy are what we have to contend with, the future looks bleak in that context. It really boils down to two conditions:
1. As Americans, we always proven to be incredibly resourceful, dynamic and creative. If afforded the room to exist and grow, we will do so.
2. Strangulation and constraint - If the government does not actively and immediately shift gears and support small business and industry and mitigate the trade imbalance we face with other countries, the damage will be irreparable. In fact, some claim it already is such a situation.

We are admonished to never give up. Continue to forge ahead. Be creative. Be efficient. Be engaged. Form teaming partners. Share resources.
"When written in Chinese the word "crisis" is composed of two characters - one represents danger and the other represents opportunity." ~John F. Kennedy, address, 12 April 1959

Energy Performance Evaluation

2010-12-30T13:37:00.000-08:00

Energy Use in Commercial Buildings
There are many interesting developments in regulations, standards and guidelines which are soon to be released.

"DCSi can help point the arrows in the other direction."

"Thought I wanted a career; Turns out I just wanted paychecks."– R. DANGERFIELD

"A draft ASTM standard practice guides commercial building energy performance evaluation and reporting.

If you’re in the commercial real estate business and looking for a deal, now may be a good time to buy. But buyers beware. From soaring office buildings to giant industrial complexes, to sprawling shopping malls and amenity-crammed luxury hotels, commercial structures can be energy guzzlers. Lawmakers have already passed legislation in California; Washington; Austin, Texas; Washington, D.C.; and New York, N.Y., forcing commercial properties to disclose their energy use. However, there is a problem. There is no standard method for collecting, disclosing or ensuring consistent and reliable energy use information for commercial buildings."...
(Read more, http://www.astm.org/SNEWS/MA_2010/bassettefficiency_ma10.html)

A Proposed Standard for Assessment and Disclosure

by Adele Bassett
"Success consists of going from failure to failure without loss of enthusiasm."– WINSTON CHURCHILL

Cutting Energy Use in Half in Commercial Buildings

2010-12-07T11:07:00.000-08:00

DOE, NREL Release Reports on Cutting Energy Use in Half in Commercial Buildings

September 24, 2010

Reports detail strategies to save energy in large office buildings and large hospitals

"It all matters! The little things add up."

The U.S. Department of Energy and its National Renewable Energy Laboratory (NREL) have released two technical reports that provide recommendations on how to achieve 50% energy savings in large office buildings and large hospitals. Conducted by NREL's Commercial Buildings Group, under the direction of DOE's Building Technologies Program, the studies support DOE's goal of significantly improving the energy efficiency of new and existing commercial buildings across the United States.

Technical Support Document: Strategies for 50% Energy Savings in Large Office Buildings evaluates the potential for new large office buildings to achieve a 50% net onsite energy savings compared to a baseline standard (as defined by ANSI/ASHRAE/IESNA Standard 90.1-2004). The report found 50% energy savings can be achieved in both low-rise and high-rise office buildings in a broad range of U.S. climates. The analysis was conducted in 16 cities that represented different climate zones, such as hot and humid, hot and dry, marine, cold and humid, and cold and dry. The following energy-efficiency measures helped researchers reach the 50% energy-savings target:

•Lighting power density was reduced in office spaces and occupancy sensors were used in infrequently occupied spaces.

•High-efficiency boilers, chillers, air distribution units, and service water heating equipment were installed.

•Plug loads were reduced by purchasing high-efficiency electronic equipment and using special controls that shut off equipment when not in use.

Large Hospital 50% Energy Savings: Technical Support Document details the technical analysis performed and the resulting design guidance that will enable large hospitals to achieve whole-building energy savings of at least 50% over the above standard. The large hospitals report also documents the modeling methods used to demonstrate how the design recommendations will help institutions meet or exceed the 50% energy-savings goal. This report found 50% energy savings can be achieved in large hospitals across all eight U.S. climate zones. Energy savings range from 50.6% to 61.3%, with the smallest savings in humid climates and extremely cold climates. The highest energy savings were achieved in marine climates, with relatively high energy savings achieved in dry climates. In general, for each climate type (humid, marine, and arid), savings were seen to decrease as the climate became progressively colder.

DOE commissions these types of technical reports, called technical support documents (TSDs), to describe the assumptions, methodologies, and analyses used to achieve certain levels of energy performance. In addition to the recently released TSDs, DOE has commissioned documents in the following categories of commercial buildings:

50% Energy Savings
•General Merchandise

•Grocery Stores

•Highway Lodging

•Medium Box Retail

•Medium Office

30% Energy Savings
•Highway Lodging

•K–12 Schools

•Small Hospitals and Healthcare Facilities

•Small Office

•Small Retail

•Small Warehouse

The technical support documents are available on the NREL Web site.

In many cases, technical support documents are the basis for Advanced Energy Design Guides (AEDGs), which are "how-to" guides that show architects, engineers, and building designers how to achieve above-code exemplary energy performance for buildings using existing technologies available today. The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) works in collaboration with DOE, the American Institute of Architects, the Illuminating Engineering Society of North America, and the U.S. Green Building Council to develop and publish AEDGs.

In addition to the ASHRAE design guides, the results of these studies will be shared with DOE's Commercial Building Energy Alliances. These alliances are public-private collaborations aimed at developing energy-efficient technologies and practices and sharing the information with commercial building owners and operators around the United States.

The mission of the Building Technologies Program (BTP) is to develop technologies, techniques, and tools for making buildings more energy efficient, productive, and affordable. BTP focuses on improving commercial and residential building components, energy modeling tools, building energy codes, and appliance standards. For more information, visit the Building Technologies Program Web site.

Please be advised the above information was not produced by DCSi / Prometrics Worldwide. We are sharing this information for educational purposes only.
It is shared with full credit attributed to the originator, which can be found at:

http://apps1.eere.energy.gov/news/progress_alerts.cfm/pa_id=409

LEED Commissioning Simplified

2010-11-11T16:24:00.000-08:00

"Son, if you really want something in this life, you have to work for it. Now quiet! They're about to announce the lottery numbers." - Homer Simpson

There are several things to focus on when involved with LEED projects, from a commissioning perspective. The point of this post is to help you make it simple.

When pursuing just the Fundamental Commissioning (EA Prerequisite 1),
I would offer three comments:
1. Pay attention
2. Keep it simple
3. Be diligent

Now, let's begin with the requirements:
1. Develop the Design Intent Narrative Document (by Owner)
2. Develop the Basis of Design Narrative Document (by Engineer(s))
3. Develop the Cx Plan (CxA)
4. Incorporate Commissioning into the contract documents (best done by the CxA)
5. Final Commissioning Report (by CxA)
6. Sign LEED Template (CxA)

Now, how hard was that? Pretty simple, right?

Okay, let's move on to some critical "holes".
1. Verify that specifications are coordinated and complete.
- Look at the Index and make sure all sections are accounted for.
- Make sure the sections reference sections that actually exist.
- Make sure headers and footers are correct.
2. Verify that O&M requirements are detailed.
- What is "specifically" required?
- Are the requirements clear and reasonable?
- Can you provide further details or example information to thereby achieve a better result?
3. Verify Training requirements are detailed.
- Are the requirements clear?
- It is recommended a Training Plan be required from the Contractor for submission to Owner for review and acceptance.
- Would it help to provide sample forms? (I personally urge doing so.)
- Does Traininng specify use of O&M's during Training? (If not, do so.)
4. SYSTEMS MANUAL.
***This is not to be confused with the O&M's. O&M Manuals provide specific information about equipment. The Systems Manual is intended to speak to the OWNERS SPECIFIC NEEDS so they can receive a meaningful source document to operate and maintain the facility.
Rem

USEFUL TIPS!
Purpose:

To develop a systems manual that provides future operating staff the information needed to understand and optimally operate the commissioned systems.

Statement of standard:
Provide a Systems Manual in addition to the O&M Manuals submitted by the Contractor. The Systems Manual generally focuses on operating, rather than maintaining the equipment, particularly the interactions between equipment.

If you would like more information on the above information, contact me.

"The only way to keep your health is to eat what you don't want, drink what you don't like, and do what you'd rather not." - Mark Twain

NEXT GENERATION BUILDING ENERGY SOLUTIONS.

2010-09-03T12:23:00.000-07:00

"Beware of the skeptical individual who knows the PRICE of everything and the VALUE of nothing." - Mark Panko

"I've heard it called by different names, all over the world; But it's all the same." - Sammy Hagar

Continuous Commissioning, which is also known as Ongoing Commissioning refers to the process of maintaining the functional and efficient operation of building equipment and systems. Be advised that we cannot use the term "Continuous Commissioning", as it is trademarked by Texas A&M. This is precisely why many use the reference of "Ongoing Commissioning".

New and existing buildings can be commissioned, but energy savings from commissioning may not persist over time as new problems arise due to equipment aging, changes in use, alteration in control settings, etc. For example, a study of 52 economizers at 22 sites that had been commissioned when built found that 29 had stopped working after “a year or two.”[1] However, it appears that hardware-based commissioning measures persist more often than controls-based measures.[2,3]

Ongoing commissioning speaks to the challenge of ensuring that energy savings from commissioning persist by affording the ability to diagnose problems as they arise and to ensure that building equipment and systems continue to perform at a high level under current building conditions and requirements. This is particularly important in this current economic downturn in which inhouse facilities resources are extremely limited. By contracting with a capable company such as DCSi / Prometrics Worldwide, the facility's resources are enhanced through use of our staff.

Energy Savings Potential
Ongoing commissioning achieves energy savings in two ways:
1. First, from the initial commissioning of the building, (or retrocomissioning) with potential additional savings from optimization of building performance, and
2, Second, from maintaining the savings over time. The actual energy savings potential from retrocommissioning a given building varies greatly and depends on the types of systems in place, how well the building operators maintain it, and what failures occur.

Ongoing commissioning also enables building operators to validate that identified problems are addressed and actually fixed. This is an important issue, as it affirms the necessity of maintaining the investment.

"If you want to lose your credibility (and sales people are WORTHLESS without credibility) and kill a relationship, SURPRISE people (ie: Announce a price increase effective today versus 3 months notice)." - Mark Panko

References
1. Energy Design Resources. 2001*. Design Brief: Economizers. Design Brief Prepared for Energy Design Resources by Financial Times Energy Inc. www.energydesignresources.com/resource/28/.
2. Potter, A., H. Friedman, T. Haasl, and D. Claridge. 2002. “Investigation of the persistence of new buildings commissioning.” Proc. ACEEE Summer Study on Energy Efficiency in Buildings. http://tinyurl.com/2gfw46 (or http://repositories.cdlib.org/cgi/viewcontent.cgi?article=1699&context=lbnl).
3. Friedman, H., A. Potter, and T. Haasl. 2002. “Persistence of Benefits from new building commissioning.” Proc. ACEEE Summer Study on Energy Efficiency in Buildings. http://tinyurl.com/yw65q5 (or www.peci.org/library/PECI_Persistence1_0603.pdf).

EMBRACE INNOVATION & OPPORTUNITY

2010-07-26T13:03:00.000-07:00

"Quality never costs as much as it saves.
Do it right the first time (saving time, money and frustration)."

It is not news that we have been working on new developments within DCSi for many months. The secret has been specifically WHAT we have been working on. Now, we are prepared to unveil it all.

First, however, it is necessary to preface the "what" with the "why". As we recognized the economic downturn and impacts it would have on industry and our economy, we at DCSi immediately enacted a very proactive, concise and indepth plan [when we first perceived the situation]. This plan addressed how DCSi would adapt, innovate and create so that we were ahead of the curve. I am proud to report that we have done just that!

Major steps we have successfully implemented include:

1. State-Of-The-Art Technologies (Complete upgrade of the latest technologies) - To utilize the next generation tools required commercial-grade robust computers. Therefore, we had PC's constructed to our stringent specifications for reliability, predictability, maintainability and sustainability. Additionally, the PC's were loaded with the latest professional versions of cutting-edge software.

2. Advanced Proprietary Methods - We advanced our methods by becoming more systematized. We recognized that our processes were unique to our operations model. Therefore, we streamlined the processes and utilized the latest hardware and software to facilitate this effort with amazing results.
3. Creative / Innovative Solutions - We have collaborated with NASA engineers to develop highly unique solutions for DCSi. These solutions afford DCSi the ability to provide next-generation services; We are delivering building energy solutions in a more advanced and meaningful manner.
4. Resources - DCSi has had successful relationships that we have valued over the years. Therefore, it only made sense to partner with these individuals and companies. The result is that we enjoy the personalities, respect the capabilities and achieve optimal results in a collaborative effort.
5. Unparalleled Results - We recognized that our capabilities are quite unique. We have taken them to the next level. DCSi has partnered with PROMETRICS Worldwide to compliment our resources and capabilities. In unison with our partners, DCSi / PROMETRICS Worldwide can deliver Comprehensive Turnkey Solutions. The analog in our advances are likened to the Airforce moving from the F-16 to the e-22 Raptor; the advances were a huge leap forward in capabilities and performance. So it is for DCSi / PROMETRICS Worldwide.

Our release of Ongoing Commissioning Services is something that you will not want to miss!

"VALUE = Price of Quality, Service, Delivery and Sales Representation.
People can ALWAYS find it cheaper, but cheaper is NOT always the best VALUE."

LEED For Existing Buildings (Nevada) - Incentives

2010-06-08T09:09:00.000-07:00

"Anyone who doesn't take truth seriously in small matters cannot be trusted in large ones either." ~ Albert Einstein

When reviewing information provided, it is very important to verify the basis for the data provided and determine its validity. It is for that very reason that I share the reference sources when sharing information. In that way, the accuracy can be verified by you, the recipient.

Many states have unique property tax incentives for pursuing efficiency measures for a variety of buildings. Property tax incentives include exemptions, exclusions and credits (on a per-state basis): See what is available in your state.
http://en.openei.org/wiki/Property_Tax_Incentive

Aside from the obvious fact that it makes sense to retrofit buildings to be more energy efficient for a plethora of reasons, there are tax incentives that make the proposition even more attractive.

This blog addresses the common questions, such as:
What are the incentives? Where can I find the pertinent information? What is required to achieve the incentives?

For Nevada, there is the Property Tax Abatement for Green Buildings, which applies to Commercial, Industrial, Multi-Family Residential sectors. The incentive is active at this time.
Eligible Technologies include Comprehensive Measures/Whole Building, Passive Solar Space Heat, Solar Water Heat, Photovoltaics, Landfill Gas, Wind, Biomass, Geothermal Electric, Daylighting, Anaerobic Digestion, Small Hydroelectric
Last Updated at DSIRE 2010-02-11

The abatement grants abatement based on the LEED level of certificiation achieved. For example, the minimum rating accepted in LEED Silver, which offers 25% reduction of the property tax payable each year Next is LEED Gold which offers a 30% reduction of the property tax payable each yea. Lastly, r LEED Platinum with a 35% reduction of the property tax payable each year Abatement can last for no more than 10 years.
Website http://energy.state.nv.us/GreenBuildingAbatement.htm

Pertinent References:
Bill: AB 621 - 2007
Statutory Authority: NRS 701A.100 and 701A.110
Regulation: NAC 701A.010 – 290

"The Nevada State Office of Energy is pleased to announce that after consulting with the US Green Building Council, NSOE Director Groth has decided that we will be accepting EB O&M LEED project registrations for partial property tax abatement. Since the change from EB to EB O&M does not include the introduction of a new rating system, there is no requirement to wait two years prior to adoption."

DSIRE - Database of State incentives for Renewables & Efficiency
http://www.dsireusa.org/incentives/index.cfm?CurrentPageID=1&State=NV&RE=1&EE=1

."Not everything that counts can be counted, and not everything that can be counted counts." (Sign hanging in Einstein's office at Princeton)

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

GREENING EXISTING BUILDINGS – The Bottom Line

2010-03-29T09:00:00.000-07:00

"If GM had kept up with technology like the computer industry has, we would all be driving $25 cars that got 1000 MPG" ~ Bill Gates

The case for going Green is a foregone conclusion. It makes sense and the statistics prove it.

Lawrence Berkeley Institute (LBI) has documented numerous case studies that prove that tuning your building through retrocommissioning yields the superlative Return On Investment (ROI) of any Green strategy. On the other side of the coin are those who have had less desirable experiences. Has anyone bothered to ask why? I have! For example, while presenting and conducting a workshop at the GSMI Green Data Center Conference at UCSD in San Diego, (February 2nd through the 4th, 2010), I met with individuals and entities who had expressed their tales of woe. Interestingly enough, after inquiring about who performed the commissioning and verifications, they explained they utilized individuals who possessed no experience in such tasks and duties whatsoever! Now, is it any wonder the outcome was less than desirable? Tasking unqualified personnel with such high-level duties makes about as much sense to me as putting an inexperienced pilot in the cock-pit of a plane and then wondering why the plane is implanted in the hillside.

In almost every negative case, the responsible parties assembled an inexperienced team and / or attempted significant portions including LEED consulting, commissioning/retrocommissioning themselves. Then, they have the audacity to make generalized claims that this whole concept is bogus? This is simply stunning to me.

The vast majority of buildings that I go into are pouring money down the drain. Why?
Below are some very common occurrences and observations:

• the buildings weren’t designed to be efficient, but rather to be cheap. Or,

• the buildings were not constructed properly; The equipment was set, connected and left. Or,

• the Test & Balance was never performed; Or,

• there is no automated HVAC temperature control system; Or,

• the existing HVAC temperature controls were never properly installed / programmed / commissioned; Or,

• the existing HVAC temperature controls were adjusted by individuals who do not have adequate skills / training / experience; Or,

• the electrical system was never properly tested / verified, resulting in fuses burning out, overloads tripping, power quality issues affecting sensitive equipment, etc.; Or,

• the building’s electro-mechanical equipment was not properly maintained (if at all), as there is no preventive maintenance (PM) program or budget; Or,

• the owner / manager concluded preventive maintenance is a waste of money (apparently, this represents an unlimited budget); Or,

• the individuals tasked with performing the maintenance are under-skilled and / or under-qualified; And,

• you can see it all in its full blown glory under the lights that are burning 24/7 in areas that are unoccupied or not frequented.

Going "Green" makes sense for owners for numerous reasons. Let’s just focus on what makes sense. It is my experience from lecturing all over the country and attending symposiums and conferences that there is a lot of hype. Sure! Like anything new that attracts attention, there are those that want to capitalize on new fads and trends. (I liken this to life in the ocean.)

Those who would jump at any new opportunity I refer to as the “Pilot Fish”. These people are aptly named as they are analogous to the tiny fish that cling to the under-bellies of sharks, cleaning the parasites from their derma. The shark represents the fad or trend.

Next, we have those that sell snake-oil and can’t even get the services straight, but by golly they can sell it all day long. These I refer to as “Stone Fish”. So named as they wait for unsuspecting prey to swim by and devour them before they realize what has happened.

Not to fret, however, as there are the coral reefs. So, we shall refer to the well-intentioned individuals that want to improve their communities and the world we live in. These “Coral” are the sort that make a harmonious environment in which others may thrive in harmony and thereby thrive and benefit.

Where the tires meet the pavement...
So, how many buildings have you been in that smell stale, musty, smokey and stagnant. Is that a place you want to spend any length of time, or are you looking for the exits immediately after entering? How about sewer gas rising out of the drain in the restrooms? Too hot? Too cold? See the dirt gathering around the HVAC supply registers? YOUR LUNGS ARE THE FILTER!

As a patron, you can leave whenever you want. How about working in a place like this? Albeit an office, hotel, casino or what have you, such occurrences and conditions are not only uncomfortable and unsightly, they pose health risks and productivity issues.

What is absurd to me is that there are efficiency issues that represent dollars. The owners and managers don’t want to spend the money to correct the issues as they see it as either a false alarm for global warming or they somehow suppose the problems will treat themselves or somehow go away. They won’t. That mindset makes about as much sense as putting change in your pocket knowing there is a large hole in it. I guess the logic is that if you believe it will mend itself, there is no reason to worry about putting your keys and money in there. But, the reckoning will come when you reach in and find nothing. Then you pull out the bunny ears (methaphor for pockets turned inside out); See the problem? Fold the pockets back in and repeat the process. What is the definition of insanity? Doing the same things and expecting a different outcome?

The true sign of intelligence is not knowledge but imagination." ~ Albert Einstein

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

Retrocommissioning versus Energy Audits – They are NOT the same!

2010-02-08T08:02:00.000-08:00

Et ignotas animum dimittit in artes: "And he sent forth his spirit among the unknown arts." A beautiful quote from Ovid.

Socrates
The philosopher Socrates remains, as he was in his lifetime (469–399 B.C.E.) an enigma, an inscrutable individual who, despite having written nothing, is considered one of the handful of philosophers who forever changed how philosophy itself was to be conceived.

Caveat emptor, which literally translated from Latin means “buyer beware”.
The point here is that Owners need to do their own due-diligence, lest they risk being unhappy in the end because they did not get what they expected. As the saying goes, "you get what you pay for".

It is no wonder owners and many in the industry are confused. There are people trying to sell these services (retrocommissioning and energy audits) and are misrepresenting what these services are, what is entailed, and what the expected outcome/deliverable should be. Fore-armed is knowing the definition and process of energy audits and retrocommissioning, respectively.
So, let’s be clear; Retrocommissioning and Energy Audits are NOT the same process and DO NOT deliver the same results. Although they are a fabulous compliment to one another, we must understand the definitions of both in conjunction with the process as defined by industry professionals, as opposed to salespeople trying to make a quick buck.
Retrocommissioning is a process that is designed to achieve an existing facility that operates in accordance with the original contract documents under which the building was constructed. Energy Audits, on the other hand, are a process wherein the objective is to justify the efficacy of making certain corrections at the Owner’s discretion based on cost (ROI). Do you see the difference? One is focused on function whereas the other is focused on justifying the dollars to move forward.
Now you can see why the two processes are a terrific compliment to one another. But, it is important to also note there is a cost associated with each. (Existing Building Commissioning, however, is more comprehensive process that achieves both objectives by effectively incorporates the two processes into one larger, more comprehensive process.)

Retro-commissioning is the process of commissioning existing building systems that were not commissioned when originally constructed. It is a process that applies a systematic investigation for improving building systems such that they perform interactively according to the OPR (Owner’s Project Requirements).

The Retrocommissioning Process consists of the following phases:

1. Planning

2. Investigation

3. Implementation

4. Hand-Off

An energy audit first identifies how energy is used in a facility, and then recommends ways to improve energy efficiency and reduce energy costs. In practice, there is wide variance among the different levels of energy audits available. Or, as Albert Thumann writes in the Handbook of Energy Audits, "There is a direct relationship to the cost of the audit (amount of data collected and analyzed) and the number of energy conservation opportunities to be found."
The American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) identifies three levels of energy audits:

• LEVEL I - Walk-through Assessment: energy bills are analyzed and, possibly, a brief visual survey of the facility is conducted. The subsequent report identifies no-cost and low-cost opportunities. This is the least costly of the three levels.

• LEVEL II - Energy Survey and Analysis: a more detailed analysis is conducted, including a breakdown of how energy is used within the building. Recommendations consider an owner's operations and maintenance, constraints, and economic criteria. Potential capital-intensive opportunities are identified in the final report for further research and analysis. This is the typical level of audit.

• LEVEL III - Detailed Analysis of Capital-Intensive Modifications (Investment-grade Audit): this analysis focuses on capital-intensive opportunities and provides a higher degree of monitoring, data collection, and engineering analysis. The report includes detailed cost and savings information with a high-level of confidence sufficient for major capital investment decisions, and may include a reasonable timeline for implementation of each recommendation.

In conclusion, by knowing the differences, individuals are more prepared to dispel erroneous comments regarding this subject matter. In addition, ask offerors what their plan is in relation to these services. If they cannot readily and fluidly provide the information as outlined above, I would caution about using them to execute the scope, as they are clearly not versed on the topics.

Citius altius fortius: "Faster, higher, stronger" – the motto of the modern Olympics…and DCSi.

Plato

(427-347 BCE)
The most famous of Socrates's pupils was an aristocratic young man named Plato. After the death of Socrates, Plato carried on much of his former teacher's work and eventually founded his own school, the Academy, in 385.

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

Existing Building Efficiency Measures

2009-12-31T10:18:00.000-08:00

What lies behind us and what lies before us are tiny matters compared to what lies within us. ~Ralph Waldo Emerson

I wish you all a very happy, safe, healthy and prosperous New Year.
God bless you all; friends, colleagues, clients, partners and associates.
Special thank you to the DCSi Team. I am proud to have each and every one of you truly incredible people.
~Richard Farkas
President
Dynamic Commissioning Solutions, inc. (DCSi)

The First Step is Knowing What the First Step Should Be.
The first question a building owner needs to ask is, what do I want to achieve? In other words, what am I hoping to accomplish? Only then can you establish what the plan should be.

Now that existing buildings are receiving much attention, I find that many owners have mixed ideas about what they want. At first, they want a cost figure to retrofit their building...then, they want an energy model to determine what the building is doing...then, they ponder that they just want their building to function more efficiently...Oh, wait!....How about LEED EB!?! Then of course, the last words...Give me a proposal as soon as possible. My response is, to do what!?! Pick one...or pick all of them. But, please be clear about what you want.
Otherwise, you will not get what you want or even what you expected. (Also, LEED EB has been revised to EBOM and now O&M.)

It really comes down to the questions, do you want an energy audit or retro-commissioning…or both? Moving forward, it is then critically important to “plan to manage and manage to plan”.

DCSi’s Existing Building Plan is sensitive to existing facility operations and is developed with the customer, the contractors and subcontractors in mind so as to minimize any inconvenience to building occupants and operations. The cooperation and agreement of all parties is necessary to insure a smooth construction process with little or no interruption to the daily functioning of the facilities being upgraded.

A substantial part of our work includes design review and optimization of mechanical and electrical systems to improve comfort and conserve energy. Our goal is to improve the efficiency of fuel and electrical use through a wide variety of heating, ventilating and air-conditioning system designs, energy cost reduction services, indoor air quality investigations and remedial design.

Through the utilization of the our services, DCSi can assist with:
• Design / Retrofit of Mechanical and HVAC Systems
• Design / Build of On-Site Generation or Co-Generation Systems
• Energy Plant Reliability - Training
• Design / Retrofit of Electrical and Lighting Systems
• Design / Retrofit of Energy Management System or Temperature Control Systems
• Design / Retrofit of Power Monitoring/Metering Systems
• Chiller Plant Upgrades / Replacements
• Electric Motors and Variable Speed Drives
• Refrigeration
• Heat Pump Applications
• Peak Reduction Strategies
• Specifications, Drawings and Bid Package Preparation
• Construction and Project Management
• Maintenance and Operational Instruction and Documentation
• Commissioning / Retro-commissioning / Recommissioning

Know who to ask when you need help and / or information.
At DCSi, questions are free. The right answer can be PRICELESS.

If all else fails, immortality can always be assured by spectacular error. ~John Kenneth Galbraith, Money: Whence It Came, Where It Went

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

Sink Your Teeth Into This.

2009-11-23T10:52:00.001-08:00

A bend in the road is not the end of the road... unless you fail to make the turn. ~Author Unknown
The Economic Stimulus Act and Section 179 “ The American Recovery and Reinvestment Act of 2009” has been officially extended. The Section 179 Deduction increases made available in the Economic Stimulus Act of 2008 through December 31, 2009, if you have purchased and installed the equipment.

With the current news that is all around us it is sometimes hard to justify opening our pocketbooks and investing in our companies. We all know that the best way to improve ourselves and our businesses is to invest time, energy and money in accomplishing our goals. As the year draws to a close you need to take a look and see what can be done to improve your business. The decision to improve may save you money. With the changes to the Section 179 Deduction made by the Economic Stimulus Act signed in February 2008 there are some exciting benefits for businesses.

Essentially, Section 179 works like this:When your business buys certain pieces of equipment, it typically gets to write them off a little at a time through depreciation. In other words, if your company spends $50,000 on a vehicle, it gets to write off (say) $10,000 a year for five years (these numbers are only meant to give you an example.)

Now, while it's true that this is better than no write off at all, most business owners would really prefer to write off the entire equipment purchase price for the year they buy it.

In fact, if a business could write off the entire amount, they might add more equipment this year instead of waiting. That's the whole purpose behind Section 179. See the following graphic for an example of the savings that are available to you.

Limits of Section 179
Section 179 does come with limits - there are caps to the total amount written off ($250,000 in 2009), and limits to the total amount of the equipment purchased ($800,000 in 2009.) The deduction begins to phase out dollar for dollar after 800k, so this makes it a true small and medium-sized business deduction.

However, in 2009, businesses that exceed the $250k deduction limit can take a bonus depreciation of 50% on the amount that exceeds the limit. And then also take normal depreciation on the rest. Nice.

Of course, we recommend you speak with your tax advisor on how these provisions can benefit you directly.

For more information online including a Section 179 Deduction calculator and a list of qualifying equipment visit http://www.section179.org/.

Most of us can read the writing on the wall; we just assume it's addressed to someone else. ~Ivern Ball

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

Sink Your Teeth Into That.

2009-11-23T10:52:00.000-08:00

COMMISSIONING - "Don't Fence Me In."

2009-10-16T13:55:00.001-07:00

"You must be the change you wish to see in the world."
-Mahatma Gandhi

DCSi is far more than just a commissioning firm comprised of professional problems solvers. We are a company with a plan. "We plan to manage and manage to plan."

The first and foremost priority of our plan is meeting the needs of our clients. How can we assist in improving your process?

At DCSi Commissioning / Retro-commissioning / Recommissioning are the output; they are NOT the business. What we have been developing behind the scenes is far more impressive than commissioning. It is HOW we do it, not WHAT we do that I find most interesting and attractive. So, when owners/clients say that we are "just" a commissioning company, I smile and respond,"Don't fence me in!" DCSi has far more capabilities. For example, several months ago, we began offering our "Unbundled Services / Solutions" for owners that didn't feel their projects were big enough to warrant the entire commissioning process. And, there is so much more...MEP Coordination, Project Management, Data Management, wireless network solutions, training...the list is quite extensive. And, there is more to come in the very near future!

Retro-Commissioning (a.k.a. Existing Building Commissioning) seems to be a far more elusive topic. It is my opinion that few know what it is, and even fewer understand it. There are great challenges when dealing with existing buildings. Included are: dealing with occupied facilities, working around occupants' belongings, issues of interrupting processes and occupants, etc. However, it is even more challenging than that. For example, where are the original construction documents (drawings, specifications), asbuilts, O&M's, etc.? Trying to find them can be daunting. AND THAT IS JUST TO START! Many teams offering existing building commissioning really haven't thought out the logistics of what such a project would take in terms of execution, what parties need to be involved, and how they would interface. All parties including the Owners should know the answers to such issues. What is the process? What is the Plan? What are the mechanics of how the project will unfold? What are the milestones? How will the project be managed? Who will be the point of contact? What is the deliverable(s) that will be turned over to the Owner in the end? When is the end?
"Don't fence us in." We have answers to all the questions and far more. In fact, we have quite the set of complete "planned solutions", ready to mobilize and deploy in a very short time.

Please contact us at 702.942.1616 with your process concerns and let us provide solutions.

"The intuituive mind is a sacred gift and the rational mind is a faithful servant. We have created a society that honors the servant and has forgotten the gift."
-Albert Einstein

LEED 2009 v3 - Changes from LEED NC version 2.2

2009-10-05T06:52:00.000-07:00

When written in Chinese the word "crisis" is composed of two characters - one represents danger and the other represents opportunity. ~John F. Kennedy, address, 12 April 1959

LEED 2009 v3 - Commissioning Revisions

Changes from version 2.2
Fundamental Commissioning continues to be a requirement for LEED certification. However, the USGBC is now awarding 2 points for Enhanced Commissioning as compared to just one in the last version.
Program differences. There are a few differences among the commissioning requirements of LEED-NC, LEED-CI, LEED-CS, LEED for Schools, LEED for Healthcare, LEED for Retail--New Construction, and LEED for Retail--Commercial Interiors. The fact that the programs are virtually identical is probably the most important thing to remember, although LEED reference guides should be consulted before preparing fees for any such work.
The few differences include:
• The enhanced-commissioning option of LEED for Healthcare, which is in the public-comment phase and likely to be rolled out this year, is the most notable exception. This is the only program that offers two possible points for enhanced commissioning. The requirements for the first point are identical to the LEED-NC enhanced-commissioning requirements. LEED for Healthcare also offers a second point for envelope commissioning, including wall mockups, envelope design review, and a series of planned and documented field inspections.
• All programs allow a "streamlined" commissioning approach, by which a design team may provide commissioning for projects less than 50,000 sq ft.1

DCSi is available to present more detailed information to your organization or company for this topic. Contact our office for details.

DCSi
Dynamic Commissioning Solutions, Inc.
3078 East Sunset Road, Suite 5
Las Vegas , NV 89120
Phone: (702) 942-1616
Fax: (702) 942-1617
E-Mail: pwitty@lv-dcsi.com
Website: www.LV-DCSi.com

It's not easy taking my problems one at a time when they refuse to get in line. ~Ashleigh Brilliant

Making Things Happen...

2009-08-05T15:04:00.000-07:00

Problems are only opportunities with thorns on them. ~Hugh Miller, Snow on the Wind

First, let me preface this new post by extending a professional courtesy.
If you ask me questions, I will share without holding back. It is my belief that as professionals, we should extend such courtesies to each other. Pursuant to that concept, that is my offer to you.

It is my opinion [as a student of Life] that there are effectively (3) types of people.
1. People who make things happen
2. People who let things happen, and finally
3. People who wonder what happened

I also believe that by being involved, you become an active participant in the outcome. Sometimes, you don't effect the result you would like, but at least you tried! And, by being active, you are apprised of things as the develop, as opposed to merely being a spectator when the output / result(s) are made known.

Having said that, we are in unique times. The people and businesses that fair the best will be those that think outside the box...people who MAKE THINGS HAPPEN. As the saying goes,"Necessity is the mother of invention." So, let's start inventing and then keep up the momentum.

Over the past year, I have re-evaluated everything around me, personally and professionally. As I have enacted enormous change in both facets of my life, I am looking at the relationships that I have had in relation to the new ones. Some things are better left in the past (the "dead wood" theory) and others are new or revamped. I care about people, who I spend my time with and who I expend my energy on. Some things never change, others undergo miraculous transformation. That positive energy is what I foster. The negative we can all do without. It is my experience that there are certain univeral principles that apply universally. That is, exude positive energy and you will attract positive energy.

The moral of the story is to be positive and share the energy. Go make things happen.

Pain is inevitable. Suffering is optional. ~M. Kathleen Casey

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

Industry & The Economy - Businesses and People Rising To Meet The Challenge

2009-07-31T11:24:00.000-07:00

“It is not enough to be busy; so are the ants. The question is: What are we busy about?”
—Henry David Thoreau, U.S. naturalist and author

First, let me preface this by sharing there are some incredibly exciting things going on under our roof at DCSi.

It is no surprise that we are all feeling the fall-out of the impacts to the economy. In order to better gain a sense of understanding with respect to the whole situation, we need to ask ourselves some basic questions, such as:
1. What is really going on?
2. How did this come to be?
3. Where are we headed?
4. What does this mean to me?
5. How will this affect me between now and then?
6. What is our destination?
7. What will we look like when we get there?

(Perhaps I will answer the above questions in a future blog.)

I have observed many people and companies that were caught totally off guard. It is their reaction that was most interesting, to me. Most showed panic and paralysis. The panic was the result of the awareness of what had occurred; the paralysis was the feeling of not knowing what to do about it. Some decided simply to do nothing.

What I chose to do was evaluate this condition as an engineering problem. I asked myself, "What is going on?" (Although the question is quite simple, the answer is quite complex.) I realized the dollar was tremendously devalued, government was financially and morally/ethically suffering, Wall Street was in turmoil, banks were in serious trouble and stopped lending, the housing industry was collapsing, etc. So, the first step was understanding what was truly going on by actively "studying" and tracking the movement. Next, I recognized that business/industry and the Federal Government were [and are] changing, simultaneously. Consequently, I concluded that it would be detrimental to conduct personal and business affairs in the same manner as before, as the rules have changed. So, in order to figure out what to do, I realized that, as engineers, we are professional problem solvers...So, I needed to engage in solving the problem. (That sounds much easier than it was.)

IBM performed studies and concluded that any substantial business change results a "Return to Zero", in order to survive and adapt. That is, the business [management] needs to objectively evaluate itself and re-organize from the very bottom up and left to right. Recognizing the validity to this concept, we at DCSi did just that...we re-organized and restructured. However, it wasn't based on where we were previously. As I learned, "The present must be made to serve the future." That is exactly what we at DCSi have done and are doing, which is revising our structure and processes to serve the direction we are commanding the company to move. This is not a passive "wait and see" approach, but rather a very purposeful and committed move. The results have been quite impressive!

In the spirit of new thoughts and approaches, I am welcoming any questions readers might have. I would be happy to share my thoughts, experiences and opinions.

"What lies behind us and what lies before us are tiny matters compared to what lies within us. " ~Ralph Waldo Emerson

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

Commissioning - Delivering the Promise

2009-07-30T10:32:00.000-07:00

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