Risk Management - BCxAPrerequisite 1: Fundamental Cxof Energy Systems Required. Prerequisite 2:...
Transcript of Risk Management - BCxAPrerequisite 1: Fundamental Cxof Energy Systems Required. Prerequisite 2:...
Wayne A. Dunn PEWayne A. Dunn PE
Risk ManagementRisk Management
What do I want on my SATs?What do I want on my SATs?
Wayne A. Dunn PEWayne A. Dunn PE
Why are there SATWhy are there SAT’’s?s?
•• College Board 1901College Board 1901--purpose eliminate biaspurpose eliminate bias•• 1926: Became Scholastic Aptitude Test1926: Became Scholastic Aptitude Test•• 1930: arithmetic added then subtracted in 19361930: arithmetic added then subtracted in 1936•• 1942: math back in1942: math back in•• 1990: name1990: name--Scholastic Assessment TestScholastic Assessment Test•• 1994: name change to SAT1994: name change to SAT•• 2005: writing section added2005: writing section added•• 2007: some want to abolish2007: some want to abolish
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What do they guarantee?What do they guarantee?•• Stanford, MIT, Stanford, MIT, UofAUofA??•• Football?Football?•• Julliard?Julliard?•• ‘‘readinreadin, , ‘‘ritinritin, , ‘‘rithmaticrithmatic
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Why is there Commissioning?Why is there Commissioning?
•• Hard Facts about Soft CostsHard Facts about Soft Costs–– Construction Productivity ImprovedConstruction Productivity Improved–– Technology Advanced SignificantlyTechnology Advanced Significantly–– Fees Based on Outdated Metrics (% or $/S.F)Fees Based on Outdated Metrics (% or $/S.F)–– Reduced # Professional Hours on ProjectReduced # Professional Hours on Project
•• Commissioning Program DriversCommissioning Program Drivers–– Unhappy OwnersUnhappy Owners–– Demand Side ManagementDemand Side Management–– Leadership Energy & Environmental DesignLeadership Energy & Environmental Design
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Why is Commissioning in LEED?Why is Commissioning in LEED?•• GreenwashGreenwash (Wikipedia)(Wikipedia)
–– 99% of 1,018 Products Sinned (99% of 1,018 Products Sinned (TerraChoiceTerraChoice))•• Six Sins of Six Sins of GreenwashGreenwash
–– Hidden Tradeoff (efficient mercury)Hidden Tradeoff (efficient mercury)–– No Proof (26%No Proof (26%——trust metrust me☺☺))–– Vagueness (never mind the arsenic)Vagueness (never mind the arsenic)–– Irrelevance (no PCBIrrelevance (no PCB’’ss——so what)so what)–– Lesser of Two EvilsLesser of Two Evils–– FibbingFibbing
Wayne A. Dunn PEWayne A. Dunn PE
Sustainable Sites (8 credits/14 points)Water Efficiency (3 credits/5 points)Energy & Atmosphere (6 credits/17 points)Materials and Resources (7 credits/13 points)Indoor Environment Quality (8 credits/15 points)Innovation and Design (2 credits/5 points)
Total Available (34 credits/69 points)
Where is Commissioning in LEED?Where is Commissioning in LEED?
Wayne A. Dunn PEWayne A. Dunn PE
How does LEED Commission?How does LEED Commission?CreditCredit PointsPoints
Prerequisite 1: Fundamental Prerequisite 1: Fundamental CxCx of Energy Systemsof Energy Systems RequiredRequired
Prerequisite 2: Minimum Energy PerformancePrerequisite 2: Minimum Energy Performance RequiredRequired
Prerequisite 3: Fundamental Refrigerant Mgt.Prerequisite 3: Fundamental Refrigerant Mgt. RequiredRequired
Credit 1: Optimize Energy PerformanceCredit 1: Optimize Energy Performance 11--1010
Credit 2: OnCredit 2: On--Site Renewable EnergySite Renewable Energy 11--33
Credit 3: Enhanced CommissioningCredit 3: Enhanced Commissioning 11
Credit 4: Enhanced Refrigerant ManagementCredit 4: Enhanced Refrigerant Management 11
Credit 5: Measurement and VerificationCredit 5: Measurement and Verification 11
Credit 6: Green PowerCredit 6: Green Power 11
Total Points AvailableTotal Points Available 1717
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LEED Enhanced CommissioningLEED Enhanced CommissioningProcessProcess
•• Qualified AuthorityQualified Authority•• OPROPR•• BODBOD•• Design ReviewDesign Review•• Commissioning Commissioning Spec.sSpec.s•• Commissioning PlanCommissioning Plan•• Submittal ReviewSubmittal Review•• Systems ManualSystems Manual
Process (contProcess (cont’’d)d)•• Verify TrainingVerify Training•• Commissioning ReportCommissioning Report•• Warranty ReviewWarranty Review
SystemsSystems•• HVAC & RHVAC & R•• Lighting & Lighting & DaylightingDaylighting•• Domestic Hot WaterDomestic Hot Water•• Renewable Energy SystemsRenewable Energy Systems
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Process & System RisksProcess & System Risks
ProcessProcess RiskRisk•• GreenwashGreenwash
–– Lying FibbingLying Fibbing
•• GreenhornGreenhorn–– KnowledgeKnowledge–– Leadership IssuesLeadership Issues
•• UnderbidUnderbid•• TimidTimid•• DisciplineDiscipline
SystemSystem RiskRisk•• ScopeScope
–– WhatWhat’’s in Scopes in Scope–– How Deep is ScopeHow Deep is Scope–– WhatWhat’’s in LEEDs in LEED–– WhatWhat’’s not in LEEDs not in LEED
•• Unproven TechnologyUnproven Technology
Wayne A. Dunn PEWayne A. Dunn PE
ContractorCompletes Field
Data
("Blue" copy)
ComponentVerification
SheetsCx produces/Eng. Reviews
("White" copy)
Shop DrawingData
ContractorCompletes
("White" copy)
Cx IncorporatesShop drawing
Data
("Blue" copy)
Approved sheetsprinted as final
sign off.
("Green"copy)
Cx manualsare turnedover to the
Owner.
"Green" sheetsincorporated
intoCx manual.
COMPONENT VERIFICATION
"Green" testsincorporated
intoCx manual.
SystemVerification
TestsCx produces/Eng. Reviews
("White" copy)
SYSTEM VERIFICATION
Cx produces"Blue" test.
("Blue" copy)
Preliminarytest data
forwarded toCx
Test resultsaccepted by Cx
Test resultsaccepted by
OwnerYes
Review andaccept?
No
Cx audits Bluesheets
Contractorconducts
preliminarytests.
("Blue" copy)
IntegratedSystem Tests
Cx produces/Eng. Reviews
("White" copy)
INTEGRATED SYSTEMVERIFICATION
Yes
Green sign offtest is
produced byCx
Yes
No
No
No
FIGURE #3 - COMMISSIONING DATA MANAGEMENT FLOW CHART
Yes
No
SourceInspection
i.e. FactoryVisits/Tests
InitialInspection
Pre-WorkMeeting
ConfirmProcedures
Follow-UpInspection
After InstallComplete
ResolveIssues
InitialTesting
&Start-up
CONTRACTOR QUALITYCONTROL
"Green" testsincorporated
intoCx manual.
Cx produces"Blue" test.
("Blue" copy)
Preliminarytest data
forwarded toCx
NoContractorconducts
preliminarytests.
("Blue copy)
Green sign offtest is
produced byCx
Yes
No
No
No
Test resultsaccepted by Cx
Test resultsaccepted by
OwnerYes
Review andaccept?
Applied Process & Applied Process & Paperwork DisciplinePaperwork Discipline
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Managing Problems (Issues)Managing Problems (Issues)
•• Issue IdentificationIssue Identification•• Issue Types:Issue Types:
–– Level 1 Level 1 –– Test can not proceed until resolvedTest can not proceed until resolved–– Level 2 Level 2 –– Portions of test can not be checkedPortions of test can not be checked–– Level 3 Level 3 –– Does not prevent testing (Punch list)Does not prevent testing (Punch list)
•• Track & Manage on webTrack & Manage on web--based data systembased data system•• DonDon’’t make more problems than you solve.t make more problems than you solve.•• Things may not be a big as you think.Things may not be a big as you think.
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Prepare for the UnexpectedPrepare for the Unexpected•• Procedure to update testProcedure to update test
–– Test Version control is crucialTest Version control is crucial–– Changes must occur well in advance of testChanges must occur well in advance of test
•• Procedure to handle deviations during testProcedure to handle deviations during test•• Scope modificationsScope modifications
–– Add unexpected testsAdd unexpected tests–– Audit contractor quality controlAudit contractor quality control–– Oversee third party testingOversee third party testing–– Document control items not commissionedDocument control items not commissioned
Wayne A. Dunn PEWayne A. Dunn PE
Air Handling Unit
FanCoolingCoil
Primary ChilledWater Pump
Variable AirVolume Box
Cooling Tower
Cooling TowerBypass Valve
Chiller
ChilledWaterValve
Bob's Area
Outside Air Supply
VFD
VFD
VFD
1
7
65
4
3
2
Systems Systems ManualManual
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Sustained not ValidatedSustained not Validated
•• In LEED ApplicationIn LEED Application•• Probably in OPR & Basis of DesignProbably in OPR & Basis of Design•• Not in Commissioning ScopeNot in Commissioning Scope
–– Sustainable SiteSustainable Site–– Envelope IntegrityEnvelope Integrity–– Water EfficiencyWater Efficiency
•• ConsumptionConsumption•• ReRe--useuse
Wayne A. Dunn PEWayne A. Dunn PESustainable Site: BrownfieldSustainable Site: Brownfield
Wayne A. Dunn PEWayne A. Dunn PE
Green Roof & Green Roof & StormwaterStormwater
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Water EfficiencyWater Efficiency
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Water Efficiency: AppliedWater Efficiency: Applied
Wayne A. Dunn PEWayne A. Dunn PEEnvelopeEnvelope
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Envelope RevealedEnvelope Revealed
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Wayne A. Dunn PEWayne A. Dunn PE
Wayne A. Dunn PEWayne A. Dunn PE
LEED LEED ‘‘rr’’ LESSLESS
•• PowerlessPowerless–– PowerPower–– GroundGround–– Data/Telecomm/SecurityData/Telecomm/Security
•• BurnoutBurnout–– Fire AlarmFire Alarm–– Fire ProtectionFire Protection
•• Cheap ToysCheap Toys–– ElevatorElevator–– Docks, LiftsDocks, Lifts–– Fume HoodsFume Hoods
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•• Power DistributionPower Distribution–– Buss Duct OverheatBuss Duct Overheat–– Check ConnectionsCheck Connections–– DamageDamage
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•• Power DistributionPower Distribution–– Circuit OverheatCircuit Overheat–– Check ConnectionsCheck Connections–– Inspect BreakerInspect Breaker
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Wayne A. Dunn PEWayne A. Dunn PE
Wayne A. Dunn PEWayne A. Dunn PE
Fire Alarm ExampleFire Alarm Example ((Bryan Welsh, Keithly Welsh Associates, Inc.)
•• 290K Sq. Ft. Facility290K Sq. Ft. Facility•• 162 Smoke & Fire/Smoke Dampers162 Smoke & Fire/Smoke Dampers•• 103 of them had problems103 of them had problems•• Fire sprinkler system also had problemsFire sprinkler system also had problems•• System accepted by Fire MarshallSystem accepted by Fire Marshall
Wayne A. Dunn PEWayne A. Dunn PE
AtriumAtrium
Guideline 5-1994 (RA 2001) -- Commissioning Smoke Management Systems
Smoke ControlSmoke Control
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Elevator: Tower of AmericasElevator: Tower of Americas
•• Elevator Failures (partial)Elevator Failures (partial)•• 10 published failures10 published failures•• 3 in last few years3 in last few years•• Jan. 11, 2006Jan. 11, 2006
–– 12 people trapped12 people trapped–– 45 minute period45 minute period–– No reason given for failureNo reason given for failure
•• Restaurant at TopRestaurant at Top–– Apparently food is goodApparently food is good☺☺
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Decisions, Decisions, DecisionsDecisions, Decisions, Decisions
All
Mech., E
lec. &
Envelope
Mech. &
Elec.
HVAC & Power
HVAC
TAB & Controls
TAB
Code Complian
t
N o Com m iss ioningT urnover
S tar t-up & Ac c eptanc eCons truc tion
D es ign
M in . Risk / M ax . $
M o derat e Risk / $
M ax . Risk / M in . $
Ris
k M
anag
emen
t
Increas ing S cope
Wayne A. Dunn PEWayne A. Dunn PE
Evaluate Risk and Risk ToleranceEvaluate Risk and Risk Tolerance•• System DrivenSystem Driven
–– Risk FactorRisk Factor–– AvailabilityAvailability–– DowntimeDowntime–– Single pointSingle point
•• LEED DrivenLEED Driven–– Key elementKey element–– Energy ratingEnergy rating–– M & VM & V
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Decide Scope Early: No SurprisesDecide Scope Early: No Surprises
Actual Project Cost
Professional Fees
Time
Expe
nditu
re
Commissioning Involvement
Phase 1Expression Of Interest
CapitalProfile
Expenditure(approx..)
Phase 2ConceptDesign
Phase 3DesignDevelopment
Diminishing degree of control
Phase 4Construction
Phases 5&6Occupancy& Monitoring
Wayne A. Dunn PEWayne A. Dunn PE
Mission: Risk Managed ValueMission: Risk Managed Value
•• Invest in Understanding & Evaluating RiskInvest in Understanding & Evaluating Risk–– What do you expect from SATWhat do you expect from SAT’’s?s?
•• Detail Scope and Scope DepthDetail Scope and Scope Depth–– What subjects do you want on your SATWhat subjects do you want on your SAT’’s?s?–– What grade will you be happy with?What grade will you be happy with?
•• Establish & Use ContingencyEstablish & Use Contingency–– Discover you got trouble with Composition!Discover you got trouble with Composition!