controls, alternative energy systems, water systems, and power management
systems translates into inefficient energy and resource usage and increased
energy, resource, and maintenance costs.
While LEED focuses on energy and resources, other building technology
systems—security systems, fire alarm systems, fire suppression systems, tele-
communications systems, information technology systems, and so forth—will
be integrated into the base energy control systems. Commissioning has a sub-
stantial impact on the management, operation, and maintenance of the facility.
If commissioning can produce even small improvements in the efficiencies and
effectiveness of operations the result will be significant life-cycle cost savings.
Many building technology systems that are installed in new construction
still perform at suboptimal levels. Surprisingly, a U.S. Department of
Energy–sponsored study found “[t]he need for commissioning in new construc-
tion is indicated by our observation that the number of deficiencies identified
in new construction exceeds that for existing buildings by a factor of three.”
It sounds counterintuitive but it’s a reflection of common and pervasive design
flaws, construction mistakes, and faulty equipment.
The study found that commissioning for new construction yielded a median
payback of 4.8 years with one-time nonenergy benefits of $1.24 square feet.
Nonenergy benefits included extended equipment lifetime, improved thermal
comfort, decreased service call incidence, improved indoor air quality, first-
cost reductions, labor savings, improved productivity and safety, decreased
change orders and warranty claims, and liability reduction.
Total commissioning integrates commissioning into the total life cycle of
a building with commissioning activities occurring throughout the design,
construction and operation of the facility. It covers all of the building technol-
ogy systems. It involves integration of the systems as required and uses soft-
ware programs rather than paper checklists to make the most effective use of
the data and information created, gathered, and stored.
Total commissioning starts early in the process. A commissioning agent is
brought on board by the owner during the “concept phase” of the facility
and joins the team that is developing the facility’s program. The agent is
focused on how to document the owner’s requirements and defining the
performance criteria that eventually will be measured during the system com-
missioning. Input by the facility manager is important at this early stage as
well. The facility manager’s input and participation during the commissioning
process will improve the commissioning agent’s work and can provide more
relevant information for building operations and maintenance.
The requirements from the facility program and conceptual phase form the
basis for the design. During the design phase, the commissioning agent checks
to ensure that system requirements and measurable criteria are incorporated
into the design. In many cases, this goes beyond the building technology
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