Design Intent PhaseDesign Intent Phase

Determine what the design intent is and how the building is to Determine what the design intent is and how the building is to operate when it is complete.operate when it is complete.

Develop a narrative describing what type of system it will be:Develop a narrative describing what type of system it will be: SWUD, plant with ahu's, steam heat or electric heat, SWUD, plant with ahu's, steam heat or electric heat, humidification, economizer capabilities, etc.humidification, economizer capabilities, etc.

Document the indoor outdoor conditions expected to perform.Document the indoor outdoor conditions expected to perform.

Document any redundancy needed: Document any redundancy needed: one cell or two at the tower, one fill valve or two, one one cell or two at the tower, one fill valve or two, one level controller or two, one or two basin heaters, etc.level controller or two, one or two basin heaters, etc.

Determine use of and what equipment is needed on VSD’s.Determine use of and what equipment is needed on VSD’s.

Design Intent PhaseDesign Intent Phase

At this point we should include the details of outside air At this point we should include the details of outside air requirements, exhaust requirements and filtration requirements.requirements, exhaust requirements and filtration requirements.

We should also determine what is expected of the control system We should also determine what is expected of the control system capabilities: capabilities:

Will we have to sub-meter tenant electrical usage? Will we have to sub-meter tenant electrical usage?

Will we control lighting? Will we control lighting?

What are the needed capabilities of the work station?What are the needed capabilities of the work station?

We should quantify the amount of zoning per floor and the We should quantify the amount of zoning per floor and the override zones needed.override zones needed.

Design PhaseDesign Phase

Determine where the starters are to be installed, indoor or out and what Determine where the starters are to be installed, indoor or out and what type of HOA is needed.type of HOA is needed.

If there is smoke control, who is responsible for what.If there is smoke control, who is responsible for what.

We should discuss the subject of accessibility and to what extent there will We should discuss the subject of accessibility and to what extent there will be use of gyp board ceilings. be use of gyp board ceilings.

Discuss the mechanical room minimum free wall space for supply and Discuss the mechanical room minimum free wall space for supply and return needs as well as the bathroom arrangement for plumbing and return needs as well as the bathroom arrangement for plumbing and exhaust risers.exhaust risers.

Discuss lighting limitations and clearance below duct; especially High Hats Discuss lighting limitations and clearance below duct; especially High Hats and lights in the hallways directly outside the mechanical room.and lights in the hallways directly outside the mechanical room.

Review whether there are adequate testing ports installed in the piping.Review whether there are adequate testing ports installed in the piping.

Verify that all items in the Design Intent Documents are in the Drawings Verify that all items in the Design Intent Documents are in the Drawings and Specifications.and Specifications.

Construction PhaseConstruction Phase Copy and distribute the Design Intent to all parties involved:Copy and distribute the Design Intent to all parties involved:

Owners Rep and Maintenance EngineerOwners Rep and Maintenance Engineer

Mechanical Design firm team, EngineersMechanical Design firm team, Engineers

Mechanical Contractor, Project manager, Mechanical Contractor, Project manager,

Field foreman, start up personnel, Control Field foreman, start up personnel, Control

Subcontractor project manager, field foreman, Subcontractor project manager, field foreman,

programmer and start up person.programmer and start up person.

Electrical Design firm team, Engineers.Electrical Design firm team, Engineers.

Electrical Contractor, project manager, field Electrical Contractor, project manager, field

foreman.foreman.

Architectural Design firm.Architectural Design firm.

General Contractor, Project manager, Field SuperintendentGeneral Contractor, Project manager, Field Superintendent

Construction PhaseConstruction Phase The next step is to develop an equipment list and build The next step is to develop an equipment list and build

check list forms for each piece of equipment.check list forms for each piece of equipment.

During the construction phase we will be making frequent During the construction phase we will be making frequent visits to the job site to monitor progress and uncover any visits to the job site to monitor progress and uncover any potential problems evolving and looking out for problems potential problems evolving and looking out for problems not foreseen. As problems are discovered notify the not foreseen. As problems are discovered notify the distribution list.distribution list.

Continue to pursue coordination of these until a resolution Continue to pursue coordination of these until a resolution is completed.is completed.

Construction PhaseConstruction Phase Common items I will be looking out for:Common items I will be looking out for: Are the starters the correct type? Is the HOA correct?Are the starters the correct type? Is the HOA correct? Are the electrical services for starters being roughed in the Are the electrical services for starters being roughed in the

slab for the correct locations?slab for the correct locations? Is the power feed for freeze protection and heat tape Is the power feed for freeze protection and heat tape

properly coordinated?properly coordinated? Is the hardware and wiring for the cooling tower fill valves Is the hardware and wiring for the cooling tower fill valves

and chemical treatment systems proceeding on time and and chemical treatment systems proceeding on time and do all parties involved understand and agree on their do all parties involved understand and agree on their portion of responsibility?portion of responsibility?

Are all fire and smoke dampers accessible?Are all fire and smoke dampers accessible?

Construction PhaseConstruction Phase Are they correctly oriented so access to links and drive Are they correctly oriented so access to links and drive

motors can be accomplished from the side opposite the gyp motors can be accomplished from the side opposite the gyp board ceiling?board ceiling?

Are there any obvious areas where clearance is going to be Are there any obvious areas where clearance is going to be a problem between duct work and lighting or duct work and a problem between duct work and lighting or duct work and sprinkler piping?sprinkler piping?

Are there any Terminal units that have their control panel’s Are there any Terminal units that have their control panel’s access restricted either by walls, duct, pipe, conduit, access restricted either by walls, duct, pipe, conduit, hangers, etc.hangers, etc.

Are there any electrical issues developing such as roughing Are there any electrical issues developing such as roughing in a different number of conductors in the conduit than the in a different number of conductors in the conduit than the equipment requires?equipment requires?

Example: 460vac/3@/3 conductor--460vac/3@/4 conductor.Example: 460vac/3@/3 conductor--460vac/3@/4 conductor.

Pre Start Check outPre Start Check out Develop a schedule determining when all trades are to be Develop a schedule determining when all trades are to be

finished with their start up responsibilities, including dates finished with their start up responsibilities, including dates and times. This schedule also defines start up milestones as and times. This schedule also defines start up milestones as well as commissioning check out dates. well as commissioning check out dates.

Example: There may be high profile areas where fine Example: There may be high profile areas where fine woodwork must begin prior to main system start up.woodwork must begin prior to main system start up. Distribute the equipment forms to the contractors and have Distribute the equipment forms to the contractors and have

them begin checkout procedures verifying and returning them begin checkout procedures verifying and returning forms as they are complete.forms as they are complete.

Sachs Consulting performs its check out of clearances, Sachs Consulting performs its check out of clearances, voltages, drain piping, filter installation, life safety interlock voltages, drain piping, filter installation, life safety interlock completion , etc.completion , etc.

Functional Performance TestingFunctional Performance Testing In this phase we perform tests on all parts of the system to In this phase we perform tests on all parts of the system to

verify that the system acts and reacts exactly as the design verify that the system acts and reacts exactly as the design specifies. This phase requires the combined cooperation specifies. This phase requires the combined cooperation and efforts of the control contractor, the mechanical and efforts of the control contractor, the mechanical contractor, the electrical contractor and Sachs Consulting. contractor, the electrical contractor and Sachs Consulting. Sequence of operation tests are executed and the results Sequence of operation tests are executed and the results are documented.are documented.

Failure performance tests are done to verify how the Failure performance tests are done to verify how the system reacts in the event of a particular components system reacts in the event of a particular components failure.failure.

If the system does not react as specified corrections will be If the system does not react as specified corrections will be made by those responsible and the test performed again.made by those responsible and the test performed again.

Functional Performance TestingFunctional Performance Testing At this stage most corrections are of a minor nature and At this stage most corrections are of a minor nature and

can be performed by one of the participating personnel. can be performed by one of the participating personnel. Changes are usually made immediately and testing Changes are usually made immediately and testing resumes.resumes.

The following are examples of the differences in testing The following are examples of the differences in testing procedures between a typical industry standard contractor procedures between a typical industry standard contractor start up and check out and an effective and thorough start up and check out and an effective and thorough Commissioning Program. Commissioning Program.

What they check. What they check. What Sachs Consulting Checks.What Sachs Consulting Checks. Example no. 1Example no. 1

Does no.1 condenser water pump start when requested.Does no.1 condenser water pump start when requested. If no. 1 pump fails to start when requested , does it produce If no. 1 pump fails to start when requested , does it produce

an alarm to notify the operator. an alarm to notify the operator. If cond. water pump no. 1 is in the lag position, does it start If cond. water pump no. 1 is in the lag position, does it start

promptly in the event no. 2 pump fails.promptly in the event no. 2 pump fails. Does no.1 condenser water pump show a change in status Does no.1 condenser water pump show a change in status

when it starts.when it starts. Does no.1 cond. water pump show status change when it Does no.1 cond. water pump show status change when it

shuts off. Are they correct.shuts off. Are they correct. Does no. 1 cond. water pump change its lead lag status on Does no. 1 cond. water pump change its lead lag status on

its predetermined schedule.its predetermined schedule. Is the lead lag schedule correct for the owners needs.Is the lead lag schedule correct for the owners needs.

Example no. 2Example no. 2

Does the outside air temperature sensor report.Does the outside air temperature sensor report. Is outside air sensor on the north side of structure and in Is outside air sensor on the north side of structure and in

the shade at all times.the shade at all times. Can it be affected by anything like, penthouse exhaust fan Can it be affected by anything like, penthouse exhaust fan

air stream, building or elevator relief louvers, bathroom air stream, building or elevator relief louvers, bathroom exhaust fans, etc.exhaust fans, etc.

Is it calibrated.Is it calibrated. Does the computer screen match my field measurement.Does the computer screen match my field measurement.

Documentation and TrainingDocumentation and Training A complete draft of events, readings and system settings A complete draft of events, readings and system settings

from the functional performance testing phase will be from the functional performance testing phase will be distributed. These settings and final parameters can be distributed. These settings and final parameters can be utilized in the future as diagnostic tools for system trouble utilized in the future as diagnostic tools for system trouble or the default, too which one can reset the entire system. or the default, too which one can reset the entire system.

At this point the contractors will perform necessary training At this point the contractors will perform necessary training for operations personnel. Sachs Consulting will participate for operations personnel. Sachs Consulting will participate to be sure all necessary items are covered. A formal list of to be sure all necessary items are covered. A formal list of all things necessary for the proper operation and all things necessary for the proper operation and maintenance of the building will be created and agreed maintenance of the building will be created and agreed upon by all involved. Owner operators are encouraged to upon by all involved. Owner operators are encouraged to request any items they feel are important to the proper request any items they feel are important to the proper operation and maintenance of the facility.operation and maintenance of the facility.