Commissioning – A Comprehensive Review

Commissioning – A Comprehensive Review

Commissioning is one of the most important aspects that a Building Owner should look at for cost savings, energy consumption reduction, and Compliance with Local Laws. Commissioning is an essential process in the lifecycle of a building, ensuring that all systems are designed, installed, and function according to the owner’s requirements and operational expectations. It is critical in enhancing energy efficiency, optimizing performance, and ensuring compliance with local regulations. NYC Local Law 87 applies to buildings larger than 50,000 square feet and mandates them to file an ‘Energy Efficiency Report’ (EER) with the Department of Buildings. The report has to contain details of the energy audit results & retro-commissioning measures- both required by the law and deemed penal in cases of non-compliance as a Class 2 violation.

The Different Phases

Commissioning is defined as a systematic process that verifies and ensures that a building’s systems operate as intended. This includes mechanical, electrical, and plumbing (MEP) systems, as well as building envelope performance. The commissioning process can be broken down into several phases:

1. Pre-Design Phase: Establishing project goals and performance criteria.
2. Design Phase: Reviewing design documents to ensure they align with established goals.
3. Construction Phase: Overseeing construction to ensure systems are installed correctly.
4. Acceptance Phase: Testing systems to verify they perform according to specifications.
5. Post-Acceptance Phase: Ongoing monitoring and adjustments to maintain optimal performance. 

Building owners are obligated to submit the EER in the calendar year in which the last digit of the year coincides with the last digit of the building’s tax block numbers. The submittals are to be made to LL87@buildings.nyc.gov.

The Importance of Commissioning

1. Energy Efficiency: Commissioning helps identify inefficiencies in building systems, leading to reduced energy consumption and operational costs. Buildings that undergo commissioning can achieve substantial energy savings compared to those that do not.
2. Operational Performance: By verifying that all systems operate as intended, commissioning improves the overall performance of mechanical, electrical, and plumbing systems. This process can also extend the lifespan of equipment through regular maintenance and adjustments.
3. Regulatory Compliance: In cities like New York, compliance with local laws such as Local Law 87 is mandatory for large buildings. Failure to comply can result in significant fines, making commissioning beneficial and essential for property owners.
4. Enhanced Indoor Air Quality: Proper commissioning ensures that ventilation systems function effectively, which is critical for maintaining indoor air quality. This is particularly important in commercial buildings, where air quality can affect occupant health and productivity.

Retro-Commissioning: A Focus on Existing Buildings

Retro-commissioning is an organized process of documentation that identifies low-cost operational & maintenance improvements in existing buildings. While new building commissioning (NBC) focuses on newly constructed facilities, retro-commissioning targets existing buildings that may not have been optimized for efficiency. It includes properly analysing operating protocols, calibration and sequencing, cleaning and repairs, and training and documentation issues. The focus lies on mechanical equipment, lighting, and related controls to optimize performance instead of major equipment replacement.

The retro-commissioning process typically involves:

• Data Collection: Analyzing historical utility bills and conducting interviews with facility personnel.
• System Assessment: Performing diagnostic monitoring and functional tests on building systems. These are finally retested and re-monitored to fine-tune improvements, all resulting in improved indoor air quality, comfort, controls, & energy and resource efficiency.
• Implementation of Improvements: Identifying low-cost operational improvements such as reprogramming controls or repairing faulty equipment.

Before filing the report, as required by Local Law 87, owners must ensure that a retro-commissioning agent has completed the retro-commissioning for the required base systems.  

Retro-commissioning is most useful after having conducted an energy audit. It is also a component of LL87, which requires owners to receive an energy audit but does not require them to follow the recommendations described therein. The benefits of retro-commissioning include:

• Cost Savings: Many retro-commissioning measures are low-cost or no-cost solutions that can lead to significant reductions in energy bills.
• Improved Comfort: Enhancements in system performance contribute to better temperature control and overall occupant comfort.
• Sustainability Goals: By reducing energy consumption, retro-commissioning supports broader sustainability initiatives within organizations. 

Energy auditing is one of the first steps towards efficient energy management of a building. The process comprises identifying, surveying, and analyzing the building’s energy usage to facilitate optimization while reducing energy consumption, thereby increasing cost and energy savings. Energy auditing concerns itself primarily with health and safety and reducing energy consumption without hampering operations.

Challenges in Commissioning

Despite its benefits, commissioning does face challenges:

• Initial Costs: While commissioning saves money in the long run, the upfront costs can deter some property owners from pursuing it.
• Complexity of Systems: Modern buildings often have complex systems that require specialized knowledge for effective commissioning.
• Stakeholder Engagement: Successful commissioning requires collaboration among various stakeholders—owners, designers, contractors, and operators—which can sometimes be difficult to achieve.

Best Practices for Effective Commissioning

To maximize the benefits of commissioning, consider the following best practices:

1. Engage Early: Involve commissioning agents early in the design phase to ensure all aspects of the project align with performance goals.
2. Set Clear Objectives: Establish clear performance criteria at the outset to guide the commissioning process effectively.
3. Document Everything: Maintain thorough documentation throughout the commissioning process to facilitate future maintenance and troubleshooting.
4. Continuous Monitoring: Implement ongoing monitoring strategies post-commissioning to ensure systems remain optimized over time.

Future Trends in Commissioning

As technology advances, several trends are emerging in the field of commissioning:

• Integration of Smart Technologies: The use of smart sensors and IoT devices allows for real-time monitoring of building systems, enabling proactive maintenance and optimization.
• Focus on Sustainability: With stricter regulations like NYC Local Law 97 coming into effect, there will be an increased emphasis on sustainable practices within commissioning processes.
• Data Analytics: Leveraging data analytics will help identify patterns in energy usage and system performance, leading to more informed decision-making.

The Energy Conservation Measures (ECM) detected during retro-commissioning will typically demand re-programming controls, repairing dusty dampers, and replacing faulty actuators, valves, variable speed drives, and sensors. Building retro-commissioning will also thoroughly assess the building operators and how their controls are being used because poor operational procedures imply energy wastage. The ECMS identified are mostly low-cost/no-cost measures. The purpose of retro-commissioning is to essentially optimize the existing system performance through fine-tuning and upgrades rather than relying on major equipment replacement (which energy audits might). Besides, the analysis will help the owners make informed decisions when considering improvements to the facility and avoid costly pitfalls in the future.

Commissioning is not merely a regulatory requirement but a strategic investment in a building’s operational efficiency and sustainability. By ensuring that all systems function optimally from the outset, property owners can achieve significant cost savings while enhancing occupant comfort and meeting compliance standards.

Timely compliance is vital and commissioning will be a big step towards compliance! The Cotocon Group are experts in Commissioning and Sustainability Laws compliance! Contact us for more details!