Optimizing system performance: commissioning needs to occur as early as possible in a building'S lifecycle in order to achieve the best results.

• Author: Stong-Michas, Jennifer
• Position: BUILDING ALASKA: Building Commissioning:

Entering into the total building operation equation is something known simply as commissioning. Described by the Building Commissioning Association (BCA): "The basic purpose of building commissioning is to provide documented confirmation that building systems function in compliance with criteria set forth in the project documents to satisfy the owner's operational needs. Commissioning of existing systems may require the development of new functional criteria in order to address the owner's current systems performance requirements."

The basic premise of commissioning is to help ensure system functionality, which leads to optimum system performance. Once associated primarily with HVAC (heating, ventilation and air conditioning) systems, commissioning proved itself to be effective and thus other systems--such as electrical, lighting, communications and security systems--started to be included in the mix. Part of the benefit of commissioning is to make turnover go smoothly as it helps improve system functionality.

ASHRAE, the American Society of Heating, Refrigerating and Air Conditioning Engineers, was instrumental in the initial implementation of commissioning back in 1996 when they were rooted in HVAC: They have come to realize, as so many others have, that all systems are instrumental to total facility operations.

ASHRAE helps further define commissioning by saying that it is "The process of ensuring that systems are designed, installed, functionally tested, and capable of being operated and maintained to perform in conformity with the design intent." Similar to the BCA definition, the ASHRAE one also notes the importance of continuing functionality, something that is heavily tied to operations and maintenance.

A building commissioning plan generally involves four stages:

1 Documentation of systems design and operating intent.

2 System performance verification, which is supported by testing and measurement.

3 The preparation and submittal of O&M (operations and maintenance) manuals to the build. ing owner/operator. This stage also may involve the training of employees at the site in regards to system operation and maintenance procedures.

4 Continuous monitoring of system performance.

Commissioning needs to occur as early as possible in a building's lifecycle in order to achieve the best results. This is especially true for new construction projects. Though cost is always a factor in construction, commissioning has a price tag associated with it that truly does fluctuate based upon...