Commissioning and Maintenance: Two Sides of the Same Coin? Kristin Heinemeier, PE, PhD Principal Engineer UC Davis WCEC

Transcription

1 Commissioning and Maintenance: Two Sides of the Same Coin? Kristin Heinemeier, PE, PhD Principal Engineer UC Davis WCEC

2 AIA Quality Assurance The Building Commissioning Association is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-aia members are available upon request. This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

3 Course Description Maintenance and Retrocommissioning share many characteristics, although they are distinct processes. In fact, they both lie on a continuum of possible approaches to defining and improving the performance of building systems. What are the differences and similarities?

4 Learning Objectives At the end of this session, participants will be able to: 1. Understand the function and contents of ASHRAE/ACCA Standard 180, Maintenance for Commercial HVAC Systems. 2. Understand the function and contents of ASHRAE Guidelines 0 and 1, Whole Building and HVAC Commissioning Processes. 3. Understand the differences and similarities between maintenance and commissioning. 4. How to maintain the energy savings in a facility, after a Retro Commissioning project.

5 The Path from Maintenance to Retrocommissioning Reactive Maintenance Maintenance Preventive Maintenance Predictive Maintenance Quality Maintenance Operations & Maintenance High Performance O&M Maintenance Tune-Up O&M Assessment Retrocommissioning Optimization Retrofit

6 Maintenance If the whole system fails, well we ll deal with that when it happens

7 Reactive Maintenance The day-to-day activities required to preserve, retain or restore equipment and systems to the original condition or to a condition that it can be effectively used for the intended purpose. A run it until it breaks maintenance approach. Maybe Change filters ASHRAE Guideline 32

8 Preventive Maintenance Preventive maintenance occurs at time intervals or at run-hour milestones. Preventive maintenance tends to focus on component Preventive maintenance measures include cleaning coils, changing filters, tightening belts, and calibrating strategic sensors. Staff are often taxed with nuisance problems and trouble calls and are too strained to proactively pursue operational tasks. It is rarely in their skill set or job description to systematically analyze the information for deficiencies that are beyond the obvious. ASHRAE Guideline 32 and California Commissioning Collaborative Commissioning Guide (Existing Buildings)

9 Predictive Maintenance Use of periodic or on-going measurements to detect evidence that machinery is deteriorating. Also described as Condition-Based Maintenance. ASHRAE Guideline 32

10 Quality Maintenance The purpose of this standard is to establish minimum HVAC inspection and maintenance requirements that preserve a system s ability to achieve acceptable thermal comfort, energy efficiency, and indoor air quality in commercial buildings. ASHRAE/ACCA Standard 180

11 Operations & Maintenance Operations: Any work completed to keep a building functioning to meet the needs of the building occupants; the process of running building systems to meet facility requirements. Maintenance: The day-today activities required to preserve, retain or restore equipment and systems to the original condition or to a condition that it can be effectively used for the intended purpose. ASHRAE Guideline 32

12 Sustainable, High Performance O&M Optimize the operation and maintenance of the building to achieve the lowest economic and environmental life cycle cost, without sacrificing safety or functionality. ASHRAE Guideline 32

13 Maintenance Tune-Up A maintenance tune-up is a systematic process performed either by in-house staff or an outside maintenance service provider It includes a conditions assessment and the implementation of maintenance measures that have not been completed during the regular preventive maintenance schedule. California Commissioning Collaborative Commissioning Guide (Existing Buildings)

14 An O&M site assessment is a systematic method for identifying ways to optimize the performance of an existing building. It involves gathering, analyzing, and presenting information based on the building owner or manager s requirements. The goal of the assessment is to gain an understanding of how building systems and equipment are currently operated and maintained, why these O&M strategies were chosen, and what the most significant problems are for building staff and occupants. PECI 1999 O&M Assessment

15 Retrocommissioning Commissioning ensures that a building operates as the owner intended and that building staff are prepared to operate and maintain its systems and equipment. Retrocommissioning uses a systems approach. It focuses more on operation than on maintenance, addressing why a piece of equipment is operating, not just how it is operating. It looks at the root causes of operational problems, and thus its benefits are much more likely to persist. The focus on training and documentation also improves persistence. California Commissioning Collaborative Commissioning Guide (Existing Buildings)

16 Existing Building Commissioning Process A quality-focused process for attaining the Current Facility Requirements (CFRs) of an existing facility and/or its systems and assemblies. The process focuses on planning, investigating, implementing, verifying, and documenting that the facility and/or its systems and assemblies are operated and maintained to meet the CFRs, with a program to maintain the enhancements for the remaining life of the facility. ASHRAE Guideline 0.2 DRAFT

17 Quality Maintenance as Defined by ASHRAE/ACCA Standard 180 Responsible Party Building owner or designated other parties that shall be authorized and contractually obligated to fulfill the owner s responsibility. Maintenance Program Inventory of Items to be Inspected and Maintained Maintenance Plan Development - Performance Objectives - Condition Indicators - I&M Tasks - I&M Task Frequencies - Documentation» Listing of systems and components with associated performance criteria pertinent to the facility» I&M Tasks and the method of tracking (automated or manual)» Sufficient record detail and verification (written or electronic) to demonstrate implementation of the maintenance plan» Emergency information Maintenance Plan Authorization and Execution Revision of the Maintenance Program

18 Sources of Performance Objectives Based on Basis of Design and Operational Criteria Specific to a Particular System Design Documents with the Provision that Those Documents Still Reflect the Current System Requirements A Licensed Individual Authorized to do HVAC Design Work Manufacturers Technical Material or Generally Accepted Industry Criteria Guidance from ASHRAE Standards 55, 62.1, 90.1 Authority having Jurisdiction Licensed HVAC Design Professional Contractor, Professional Engineer Owner s Program Requirements

19 Examples of Condition Indicators (Performance Related) Filter operation outside established criterion such as pressure drop. Chiller incapable of producing leaving water temperature within original design Airflow from any air handler is not within design requirements Space temperature exceeds setpoint objectives Condensing water rises beyond design Energy consumption deviates above the degree-day adjusted, energy consumption without a significant change in operating hours or function.

20 RCx Process California Commissioning Collaborative, Commissioning Guide (Existing Buildings)

21 Commissioning per ASHRAE GL 0 A quality-focused process for enhancing the delivery of a project. The process focuses upon verifying and documenting that the facility and all of its systems and assemblies are planned, designed, installed, tested, operated, and maintained to meet the Owner's Project Requirements. ASHRAE Guideline 0

22 Similarities and Differences Between RCx and Mx Similarities Importance of Owners Requirements and Performance Objectives Importance of Plan Observation and Condition Indicators Revising Plan over Time Importance of Documentation Differences Objective: Preserve, Retain, Restore vs. Attain Performance Emphasis on Training and Testing Component vs. Systems Approach

23 Dilemma Mx requires that RCx comes first. RCx requires that Mx comes first.

24 California Long Term Energy Efficiency Strategic Plan The residential and small commercial HVAC industry will be transformed to ensure that technology, equipment, installation, and maintenance are of the highest quality to promote energy efficiency and peak load reduction in California s climate. 24

25 GOAL: Quality HVAC installation and maintenance becomes the norm. The marketplace understands and values the performance benefits of quality installation and maintenance Strategy 2-1: Create a statewide quality installation and maintenance (QI/QM) brand that will be attached to systems/ installations/ contractors that meet quality standards Strategy 2-2: Launch a consumer marketing and education campaign to support the brand and stimulate market demand Strategy 2-3: Develop and provide expanded QI/QM training for contractors, technicians and sales agents Strategy 2-4: Develop and implement comprehensive contractor accreditation program

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27 SCE HVAC Optimization Program Inspection by a trained HVAC contractor Develop a customized, 3-year maintenance plan that considers: Performance Objectives Condition Indicators Planned Maintenance Bring your rooftop unit(s) up to the baseline operating level defined by Standard 180. Assess equipment condition Perform a cooling service analysis Remediate maintenance-related repairs

28 SCE HVAC Optimization Program

29 PG&E Commercial QM Program HVAC contractor will perform a comprehensive assessment of the HVAC units condition prior to servicing them. Over the term of the service agreement, qualifying HVAC units will receive regular servicing [Std 180] that goes well above routine maintenance to optimize their performance and longevity.

30 Example: Maintenance of 98 UCD RTUs AirCare Plus

31 Maintenance Service Example Thermostat Replaced Airflow Adjustments Cleaned Fan Cleaned Condenser Coil Cleaned Evaporator Coil Economizer Adjusted or Repaired Thermostat Reprogrammed Refrigerant Charge Adjusted Installed new valve caps Further Service Recommended Maintenance Conducted RCx Quality Maintenance, RCx? Quality Maintenance Quality Maintenance Quality Maintenance Maintenance Tune-Up, RCx? Maintenance Tune-Up High Performance O&M Quality Maintenance Maintenance Tune-Up Quality Maintenance Units Visited Number of Air Conditioners Serviced

32 What is wrong with this picture?

33 Conclusions Mx and RCx are both on a continuum. Mx and RCx have some similarities, and some differences. Quality maintenance is described in Standard 180. Both Mx and RCx are required to ensure building performance. Mx Condition Indicators may Signal need for RCx.

34 Kristin Heinemeier, PE, PhD