Ongoing Commissioning Plan Template

Ongoing Commissioning Plan Template

Depending on the scope of the project,the Ongoing Commissioning Plan can be developed by the commissioning provideras part of a retrocommissioning project’s Hand-off Phase. This Plan is considered a persistence strategy and may be offered as an additional service to the owner. Note that the following documents may also be used to help satisfy both the Energy & Atmosphereprerequisite and various credit requirements for LEED-EB. The intent of the document is to assist the building staff in maintaining the benefits gained from the retrocommissioning project. A template and filled in sampleis provided below.

The following template and sample documents are intended to be used as a guide and springboard for developing an Ongoing Commissioning Plan. The template offers possible plan headings (topics) with introductory language under each heading and a menu of documents for inclusion in the appendix. The language and appendicies in this documentshould be modified according to the needs and scope of each project.

Ongoing Commissioning Plan - Template

Ongoing Commissioning Plan

For

[Client Name]

On

[Building Name]

Submitted by

[Company Name and Address]

[Date]

[Insert company logo]

Table of Contents

Executive Summary

Introduction

1. Understanding the Implemented Measures

2. Performing O&M Persistence Activities

Operations

Maintenance

3. Tracking Building Energy Performance Over Time

Benchmarking

Energy Use Analysis

4. Review Training Needs

Appendices

Logo

[Building Name] – Ongoing Commissioning Plan1

Executive Summary

[Company Name] in conjunction with the [Client Name] and [Partner Name], completed the implementation of [X]improvements identified in the retrocommissioning study on the [Building Name] located in [Geographic Location], resulting in an annual utility cost savings of approximately $[X], or [X]% of total utility costs.

The following OngoingCommissioning Plan (OCP) is intended to identify steps that should be taken periodically by the facility manager and building technicians to ensure the implemented retrocommissioning measures and associated energy savings persist over time. These steps include:

1. Understanding the Implemented Measures. The plan summarizes the measures implemented as a result of the retrocommissioning process including specifically what changes were made.
2. Performing O&M Persistence Activities. The plan includes a description of what facility staff should do to ensure optimized system operation persists over time.
3. TrackingBuildingEnergy Performance Over Time. The plan includes a description of what facility staff should do to track and verify optimized system operation persists over time. This includes benchmarking and energy use analysis.
4. ReviewingTraining Needs. The plan outlines the training that has been provided as part of the retrocommissioning process along with recommendations for future training and educationfor both building management and facility operators.

The following documents have been included in the appendix to assist the building staff in carrying out O&M activities that ensure the retrocommissioning benefits last.

Appendix A: Retrocommissioning Implementation Summary Report. This document briefly describes each measure identified during the retrocommissioning process, the implementation status, and any future recommendations to maintain and enhance system performance. The intent of this document is to be an “at-a-glance” summary for the owner to make all implementation issues clear and concise in one table.

Appendix B: Building Systems Sequence of Operations. Thisdocument outlines the updated sequence of operations for all HVAC and lighting control systems, as well as integration of the fire/life safety and HVAC systems.

Appendix C: Monitoring Action Plan Thisdocument outlines each sequence of operation and describes what facility staff should look for, what to look at, and what to do when issues arise to ensure optimized system performance persists over time.

Appendix D: Sensor Calibration/Replacement Plan. Thisdocument describes which sensors should be calibrated, how frequently they need to be checked, and the acceptable measurement range between the sensor and a hand-held calibrated device.

Appendix E: Training Plan. This document allows an at-a-glance view of the training topics critical to getting long lasting benefits from the retrocomissioning process. It summarizes thetraining content, who should receive the training, when it is most valuable, and a column for the names of those who received the training and the date they received it.

Introduction

In order to ensure the energy savings achieved by the retrocommissioning process persist over time, the following Ongoing Commissioning Plan (OCP) has been developed. The plan outlines steps that should be taken by both facility managers and operating staff to verify proper system operation. Table 1 lists the contact information of the original RCx team.

Table 1: Project Contact Information

Name/Title / Affiliation / Phone / E-mail
Name:
Title: / Company Name / VM:
CELL:
Name:
Title: / Company Name / VM:
CELL:
Name:
Title: / Company Name / VM:
CELL:
Name:
Title: / Company Name / VM:
CELL:
Name:
Title: / Company Name / VM:
CELL:

Building Description

The [Building Name] is located in downtown [Geographic Location]. There are a total of [X] floors including [X]that make up the gross square footage of [X]. Construction was completed on [Date].

SystemsDescription

[Insert a brief description of the building systems –please refer to the Operating Commissioning Plan - Sample document for an example of the appropriate level of detail for each system description.]

1. Understanding the Implemented Measures

As a result of the retrocommissioning process, [X] measures were implemented that improved the overall HVAC system operation and optimization. The following table outlines all of the implemented measures along with the selected measures to be completed at a later date

Table 2 – Retrocommissioning Measure Summary

Fully Implemented Measures
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Measures for Future Implementation
1.
2.
3.
4.
5.

For a full description of each issue, how it impacted system operation/performance, and how it was resolved, refer to the RetrocommissioningImplementationSummary Reportlocated in AppendixA. For a detailed description of savings and costs by measure, please refer to the Final Retrocommissioning Report submitted on [Date].

2. Performing O&M Persistence Activities

Operations

Throughout the course of the retrocommissioning project, the sequence of operations was revised to enhance and optimize system performance. A comprehensive document entitled Building Systems Sequence of Operationslocated in Appendix B details the as-operating sequence of operations for the following building systems:

• [System]
• [System]
• [System]
• [System]

An additional document entitledMonitoring Action Plan (MAP) was developed to provide facility operators with a quick reference guide on how to keep the HVAC and lighting control systems optimized over time. This document is located in AppendixC.

For each control strategy, the Monitoring Action Plan:

Lists the verified sequence of operations

Instructs facility operators on how to verify proper system operation

Instructs facility operators on what to do if an operational problem is identified

Best Practices (Optional Section)

This section is an excerpt from the Monitoring Action Plan (MAP) in AppendixC and is included here to emphasize some of the key control strategies and ways to address comfort issues without adversely impacting overall system operation. The strategy reference numbers given here match the strategyreference numbers in theMAP.

Strategy Reference #: Strategy Name

Strategy Reference #: Strategy Name

Strategy Reference #: Strategy Name

Strategy Reference #: Strategy Name

Strategy Reference #: Strategy Name

Maintenance

This section of theOngoing Commissioning Plan includes a description of maintenance procedures that should be performed by facility operators, including sensor calibration and updating sequence of operations as changes are made to ensure all documentation isaccurate.

Sensor Calibration

Calibrated sensors are key to proper ongoing operation of a system. This section describes techniques for calibration and general guidance for replacement of faulty sensors.

Types of Calibration

Single Point Calibration: For most applications, single-point calibration is accurate enough for sensors that will typically only sense at one point or a relatively close range. For example, a cold-deck AHU discharge air temperature sensor can be calibrated at only one point since the control range is typically only about 15F.

Multi-PointCalibration should only be performed when accuracy over a range of values is important. For example, the secondary hot water supply temperature is often reset between 120F and 180F. To ensure the sensor is measuring accurately across the entire range, verify temperature readings at both the high and low end of the reset. Other sensors that may see wide variations in conditions are the outdoor air temperature and relative humidity sensors. It is recommended that a multi-point calibration be performed on these sensors as well.

Calibration/Replacement Methods

A typical method fortemperature sensor calibration is to compare the control system display to a measurement from a calibrated instrument. The calibration should be made at a typical value for each sensor, by an instrument at least as accurate as the sensor that is being calibrated. Note that calibrating water flow meters is difficult, since it is not always practical to use a calibration flow meter at the same location. One possibility is to use a portable, strap-on meter in series with the permanent meter to verify flow. Another option is to measure differential pressure across a known device like a pump or triple duty valve. Use the pump or valve performance curves to estimate system flow based on measured pressure drop and compare this value to the installed flow meter reading.

Eventually a sensor will need to be replaced because either the sensor has failed or it cannot be calibrated accurately If a sensor must be replaced, a field calibration check on the new sensor must also be conducted to ensure that the proper offset for the new sensor is programmed into the EMCS.

Calibration Plan Recommendations

The following list outlines recommendations related to sensor calibration:

• Sensors that are used directly in a control loop (drive the control loop) should be at minimum calibrated annually. Because the outside air sensor is often widely used in control loop applications (and is subject to more abuse than most sensors), it should be calibrated at least twice per year if not more often. Sensors should be calibrated when problems are found while monitoring VAV box operation. Space temperature sensors can also be calibrated whenever there is a trouble call or comfort call for a particular space in the building.
• Those points used for troubleshooting and evaluating system operation/performance such as mixed air temperature sensors can be calibrated less frequently.
• Sensor calibration should be added to any existing preventive maintenance program. This way, a work order will be issued to calibrate various sensors throughout the year, which ensures that all sensors eventually get calibrated within the recommended frequency.
• In addition, any hand-held measurement device used to calibrate sensors should be recalibrated per the manufacturer’s recommended schedule. The instrument calibration should be added to the PM program to remind the facility staff when it’s time to send the instruments in for calibration.

A list of points, acceptable ranges, and frequency of calibration has been compiled for each major HVAC system. A copy of the Calibration Plan is provided in AppendixD.

Update Sequence of Operations

Any programming or setpoint changes made to the building automation system over the course of time to meet the changing needs of the building should be fully documented in both the Building Systems Sequence of Operations and Operational Monitoring Action Plan as applicable. This will ensure that accurate as-operateddocumentation is always available for facility operators. If a work order system is used to address trouble calls, place a check box or reminder to document any changes made on the Systems Sequence of Operations and Monitoring Action Plan on the work order form. Note that it may be necessary to update the as-built control drawings as well if significant modifications or additions are made to the control system.

3. TrackingBuilding Energy Performance Over Time

Benchmarking

The [Benchmarking Tool Name] was used to benchmark whole building energy performance at the beginning and end of the retrocommissioning process (post-implementation) to provide a baseline for building performance. To fully capture the effect of retrocommissioning on the energy benchmark, it is necessary to re-benchmark one year post-implementation. The following table presents baseline benchmarks of the building’s energy performance:

Table 3: WholeBuildingEnergy Performance Benchmarks

Date / EUI (kBtu/sf/year) / Benchmark Score or Ranking
(If applicable)

The [Benchmarking Tool Name] should be used every [time frequency] to ensure that the post-implementation benchmark is maintained or is improving overtime. The following section includes a description of the tool, instructions on how to use the tool, and examples of the post-implementation outputs as of [Date]. For more information on this tool, go to: [Web site address].

[Insert Benchmarking Tool guidance here.]

Energy Use Analysis

Energy use tracking and analysis should be done [time frequency] to help determine building-system performance deficiencies. Tracking monthly energy bills and making comparisons to the baseline data can help reveal possible energy use problems. For performing energy use tracking, [Client Name] has selected to use [spreadsheet analysis/Tool Name] to analyze [monthly utility data/15 minute meter data]. The following section includes a description of the [spreadsheet analysis/Tool Name], instructions on how to [perform spreadsheet analysis/use the tool], and examples ofuseful outputs. For more information on this tool, go to [Web site address].

[Insert energy use analysis/tool guidance here. If desired, include baseline energy use data in the form of tables or charts.]

4. Review Training Needs

The following section outlines the trainingthat should be provided to building management and facility operators to help ensure that the benefits of RCx are long lasting.

Facility Management

Instruction on how to update the [Benchmarking Tool Name]

Instruction on how to effectively use [spreadsheet analysis/Tool Name] as amethod to track whole building energy performance over time

Facility Operators

Review of all the identified and implemented retrocommissioning measures

Review of the as-operated sequence of operations for all affected controls and equipment

Instruction on how to effectively utilize the Monitoring Action Plan to ensure optimized system performance over time

Instruction on how to implement the Calibration Plan into existing preventive maintenance program

See theTraining Plan located in Appendix E.

Appendices

Appendix A: Retrocommissioning Implementation Matrix

Appendix B: Building Systems Sequence of Operations

Appendix C: Monitoring Action Plan

Appendix D: Sensor Calibration/Replacement Plan

Appendix E: Training Plan

[Building Name] – Ongoing Commissioning Plan1