Why Isn’t Your Building Working the Way It Should? Commissioning May Be the Solution
Many buildings fall short of expectations, even when newly built with advanced systems. HVAC reliability issues, spaces too warm or too cold and higher-than-expected energy bills are not uncommon. Building commissioning ensures that systems perform as intended, protecting the owner’s investment, improving long-term performance, minimizing occupant complaints, reducing maintenance costs and satisfying energy and sustainability goals.
Whether you’re constructing a new building or managing an existing one, commissioning can help you take control of system performance and deliver the comfort and reliability occupants expect, without chasing fixes after the fact.
What is Building Commissioning?
Building commissioning is a structured, quality-focused process that verifies building systems are designed, installed and programmed to meet the owner’s requirements and the needs of end users and occupants. The process covers everything from HVAC and lighting controls to building automation and emergency power systems.
Efficient system performance requires more than good design: proper installation, integration and calibration must be verified during and after construction is substantially complete. Modern building systems are connected through digital controls and must be tested to verify that all equipment communicates and functions properly. Correcting issues identified during the testing process can reduce long-term energy consumption while improving occupant comfort.
Commissioning is required by the International Energy Conservation Code for any new building or renovation construction project with more than 40 tons of cooling equipment or 600,000 British Thermal Units (BTUs) per hour of combined heating and domestic hot water generation capacity.
A commissioning provider (CxP) acts as the project owner’s technical representative throughout design and construction. The CxP should have experience in design, construction, building controls or a combination of all three. Overseeing systems integration, the CxP focuses on how mechanical, electrical and control systems interact.
The Commissioning Process
Ideally, a CxP is brought on board early in the design process to review drawings and specifications for clarity and compliance with the owner’s project requirements and provide technical input. This early collaboration helps prevent coordination gaps between disciplines, identify opportunities to improve maintenance access and controls and avoid costly redesign.
During construction, the CxP reviews contractor submittals and control sequences to confirm they satisfy the owner’s project requirements. Site visits by the provider verify proper installation and equipment startup, while ongoing communication ensures issues are tracked and resolved quickly. The CxP will document issues and assign responsibility to ensure that each system achieves full functional operation.
Coordination with the construction team is critical to implement solutions before the building is turned over. Prior to occupancy, the CxP will direct functional performance testing with the installing contractors to confirm that all systems operate as required by both the design and the owner’s requirements. Documentation of systems and completed tests, training of facilities personnel and second-season testing improve the building turnover process and ensure post-occupancy support. Key benefits of the commissioning process include:
- Early identification and resolution of issues
- Fewer post-occupancy complaints
- Achieving target energy efficiency and system performance
- Clear documentation of testing and operation through Test and Balance (TAB) reports, Functional Performance Tests (FPTs) and Commissioning Reports
Commissioning Existing Buildings
Commissioning can be applied to existing buildings as well as construction projects. Whether a building was never commissioned or has drifted from optimal performance after original commissioning, the same verification process applies: identifying and correcting operational issues, often without major capital upgrades.
It’s a low-investment first step to match the current needs of the building with system operation and improve comfort and reliability while laying the groundwork for future upgrades. The process includes:
- Interviews with occupants and maintenance staff to identify known issues and critical areas
- Test and balance of air-side and hydronic systems
- Review of Building Automation System (BAS) data to identify systems and areas of the building that need attention and may yield high returns on investment
- Functional testing of HVAC, lighting and/or emergency power systems to verify and improve performance
- Developing a plan for no-cost and low-cost fixes, improved maintenance and future capital projects
Commissioning: Construction vs. Existing Building
Ready to Get Started?
If you’re planning a new facility or managing one that isn’t performing as expected, commissioning is a strategic investment in your building’s performance, reliability and user satisfaction. B&N helps building owners considering commissioning by:
- Defining performance goals
- Facilitating interviews with building occupants and maintenance staff
- Analyzing available data from the BAS
- Providing personnel to facilitate and coordinate testing
Are you interested in learning more about building commissioning? Tune into this episode of Infrastructure Insights: Engineering Explained to hear more practical insights and tactics for enhancing energy efficiency, mechanical system dependability and operational efficiency. Ready to take the next step? Contact our team to get started.
