Dan Frasier, PE, CCP
www.CornerstoneCx.com
Dan Frasier, PE, CCP
www.CornerstoneCx.com
Successful Turnover of New and Renovation Construction Projects
Successful Turnover of New and Renovation Construction Projects
AgendaAgenda
1. Defining Successful Turnover
2. Planning for Turnover
3. Ensuring Success Beyond Turnover
1. Defining Successful Turnover
2. Planning for Turnover
3. Ensuring Success Beyond Turnover
Learning ObjectivesLearning Objectives
1. To understand how to define the end goal for measuring turnover success.
2. To learn to develop a model for planning the turnover process.
3. To understand how to deliver new and ren-ovated facilities to provide immediate and sustained beneficial use.
1. To understand how to define the end goal for measuring turnover success.
2. To learn to develop a model for planning the turnover process.
3. To understand how to deliver new and ren-ovated facilities to provide immediate and sustained beneficial use.
Defining “Turnover”Defining “Turnover”
The point in the project when the contractor turns the building over to the Owner.
May also be referred to as: Beneficial Occupancy Final Completion
The point in the project when the contractor turns the building over to the Owner.
May also be referred to as: Beneficial Occupancy Final Completion
NOT Substantial Completion
Defining Successful TurnoverDefining Successful Turnover
What to Avoid Early or phased
occupancy Contractors depart
before completion Incomplete Division 1 specifications Commissioning considered as an “after-con-
struction phase” activity
What to Avoid Early or phased
occupancy Contractors depart
before completion Incomplete Division 1 specifications Commissioning considered as an “after-con-
struction phase” activity
Defining Successful TurnoverDefining Successful Turnover
What should an Owner expect? All systems turned over like new Failure tests successfully completed All systems fully functional:
No substantial commissioning issues Smooth ramp-up of
facility operations
What should an Owner expect? All systems turned over like new Failure tests successfully completed All systems fully functional:
No substantial commissioning issues Smooth ramp-up of
facility operations
Planning for Successful Turnover
Planning for Successful Turnover
Plan early Thoroughly discuss expectations for
turnover during the Design Phase
Define and specify expectations in the Di-vision 1 Specifications
Clearly communicate expectations at pre-bid meeting and construction kickoff
Plan early Thoroughly discuss expectations for
turnover during the Design Phase
Define and specify expectations in the Di-vision 1 Specifications
Clearly communicate expectations at pre-bid meeting and construction kickoff
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 SpecificationsGeneral Conditions of Contract Schedule Coordination Use of Owner’s Permanent Systems Defining Acceptance Owner Training Seasonal Tests Warranty Conditions
Division 1 SpecificationsGeneral Conditions of Contract Schedule Coordination Use of Owner’s Permanent Systems Defining Acceptance Owner Training Seasonal Tests Warranty Conditions
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications01 32 16 Construction Progress Schedule
Schedule Coordination Critical Path Method Commissioning milestones
integrated into master construction schedule Commissioning test pre-requisites
Controls verified per commissioned TAB meets design flows Integrated System Tests
Division 1 Specifications01 32 16 Construction Progress Schedule
Schedule Coordination Critical Path Method Commissioning milestones
integrated into master construction schedule Commissioning test pre-requisites
Controls verified per commissioned TAB meets design flows Integrated System Tests
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications01 50 00 Temporary Facilities & Controls
Plan for Use of Owner’s Permanent Systems Specify a clear standard of care for the Owner’s
permanent equipment Contractors maintain systems used to condi-
tion the facility before turnover Contractor submits the Plan for approval by the
Owner, A/E and/or CxA
Division 1 Specifications01 50 00 Temporary Facilities & Controls
Plan for Use of Owner’s Permanent Systems Specify a clear standard of care for the Owner’s
permanent equipment Contractors maintain systems used to condi-
tion the facility before turnover Contractor submits the Plan for approval by the
Owner, A/E and/or CxA
Systems must be operated for extended periods before turnover.
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications 01 70 00 Execution and Closeout Requirements
Defining Acceptance Beneficial Occupancy? Substantial Completion? Final Completion?
Division 1 Specifications 01 70 00 Execution and Closeout Requirements
Defining Acceptance Beneficial Occupancy? Substantial Completion? Final Completion?
It’s critical to include the commissioning process in the acceptance of the building.It’s critical to include the commissioning process in the acceptance of the building.
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Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications01 79 00 Demonstration & Training
Owner Training Training Log used to initiate dialogue between the
Owner and Contractors O&M Staff need to know the building “Soft Landing” services go beyond turnover
Division 1 Specifications01 79 00 Demonstration & Training
Owner Training Training Log used to initiate dialogue between the
Owner and Contractors O&M Staff need to know the building “Soft Landing” services go beyond turnover
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications 01 91 13 General Commissioning
Seasonal Tests Chillers and Boilers Heat recovery equipment Freeze protection systems Humidification equipment
Division 1 Specifications 01 91 13 General Commissioning
Seasonal Tests Chillers and Boilers Heat recovery equipment Freeze protection systems Humidification equipment
Planning for Successful TurnoverPlanning for Successful Turnover
Division 1 Specifications01 78 36 Warranties
Warranty Conditions Duration: 1, 2 or 3 years Start date How is it managed? Endurance Period?
Division 1 Specifications01 78 36 Warranties
Warranty Conditions Duration: 1, 2 or 3 years Start date How is it managed? Endurance Period?
Planning for Successful TurnoverPlanning for Successful Turnover
Effective Execution at Turnover
Effective Execution at Turnover
Effective Execution at TurnoverEffective Execution at Turnover
Use a matrix tool to track readiness for commissioning testsAssures time to commission before turnover.
Use a matrix tool to track readiness for commissioning testsAssures time to commission before turnover.
Identify unprotected equipment duringconstruction to prevent degraded performanceIdentify unprotected equipment duringconstruction to prevent degraded performance
Effective Execution at TurnoverEffective Execution at Turnover
Address dust and debris to minimize ef-fects on system performance.Address dust and debris to minimize ef-fects on system performance.
Effective Execution at TurnoverEffective Execution at Turnover
Ensuring Success Beyond Turnover
Ensuring Success Beyond Turnover
Ensuring Success Beyond TurnoverEnsuring Success Beyond Turnover
Smooth Handoffs Transfer of knowledge from Cx Authority to O&M
Smooth Handoffs Transfer of knowledge from Cx Authority to O&M
Ensuring Success Beyond TurnoverEnsuring Success Beyond Turnover
Soft Landing services Especially critical on complex facilities Regular support by CxA as facility ramps up Preventive Maintenance data and collabora-
tion
On-going review of facility operation Verify facility meets program needs Verify sequences of operation are not overridden Adjust control setpoints and PID loops
Soft Landing services Especially critical on complex facilities Regular support by CxA as facility ramps up Preventive Maintenance data and collabora-
tion
On-going review of facility operation Verify facility meets program needs Verify sequences of operation are not overridden Adjust control setpoints and PID loops
SummarySummary
1. Clarity of owner expectations at turnover must be in specifications
2. Tie the commissioning process to the acceptance of the building
3. Owner must understand how to use the facility
1. Clarity of owner expectations at turnover must be in specifications
2. Tie the commissioning process to the acceptance of the building
3. Owner must understand how to use the facility
Dan Frasier, PE, CCP
www.CornerstoneCx.com
Dan Frasier, PE, CCP
www.CornerstoneCx.com
Thank you!Thank you!
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