The LEED 2.1 workbook section on Additional Commissioning includes the following re-commissioning building systems, Table 1: Recommissioning Management Manual Components. It provides a suggested “Components of the Systems Manual” document recommending the following:
- Final version of the owner’s project requirements and basis of design
- As-built sequence of operations for all equipment as provided by the design professionals and contractors, including time-of-day schedules and schedule frequency, and detailed points listings with range and initial setpoints
- Ongoing operating instructions for all energy- and water-saving features and strategies
- Functional performance test results (benchmarks), blank test forms, and recommended schedule for ongoing benchmarking
- Seasonal operational guidelines
- Recommendations for calibration frequency of sensors and actuators by type and use
- Single line diagrams of each commissioned system
- Troubleshooting table for ongoing achievement of the owner’s project requirements
- Guidelines for continuous maintenance of the owner’s project requirements (operational requirements) and basis of design (basis of operation)
What is missing from the workbook is the assignment of someone responsible for data collection, so it is implied that the commissioning firm is responsible for collecting all documents. This assumption is not correct and the LEEDÔ 2.2 Workbook rectifies this (Table 1 Primary Responsibilities Chart for EA Prerequisite 1 and EA Credit 3) by noting who is responsible based on who is best qualified to collect the information. To correct the Re-Commissioning Manual, I have inserted who should collect the particular documents and I also sorted the Table of Contents into a manual in which the documentation is more specific and the flow of information is better.
- Introduction and overview of LEED Project (by LEED facilitator)
- Design team, construction team, owner, team, commissioning team, and LEED facilitator (by commissioning firm)
- Brief description of each system commissioned (by design team)
- Record documents of ATC (automatic temperature control) Sequence of Operation (by the contractor via the ATC contractor)
- Building automation logic flow diagram or code flow diagram (by the contractor via the ATC contractor)
- Recommended re-commissioning interval and recommended reassess setpoints and schedule based on current use and (when applicable) measure and verification (M&V) results (by the contractor via the ATC contractor)
- Recommended continuous commissioning of specific sequence of operation based on current use and (when applicable) M&V results (by the contractor via the ATC contractor)
- Recommended (if no M&V plan in place) energy monitoring and benchmarking of energy meters using the building automation for energy reporting (by design team, commissioning firm, and the contractor via the ATC contractor)
- M&V plan (by design team)
- Trending checklist with control logic/code to each trending program (by ATC contractor)
- Equipment manufacturer’s recalibration instructions for sensors, transmitters, and actuators and frequency of tasking (by the contractor via the equipment manufacturer and ATC contractor)
- List of commissioned systems adjustment setpoints and reset schedule with description of setpoint purpose and recommended adjustable range (by the contractor via the ATC contractor)
- List of diagnostic tools for systems commissioned to maintain efficient operation of the equipment and system (by the contractor via the equipment manufacturer and ATC contractor)
- Equipment start-up, shutdown, and restarting instructions (by the contractor via the trade contractor)
The LEED 2.2 Workbook addresses the manual as the systems manual and offers a suggested Table of Contents. I think this new title is more appropriate too. From my www.BuildingSmartSoftware.com website and the Commissioning 3 module of Commissioning 1-2-3 , I’ve taken the liberty of sorting the data along with my recommended assignment of document collector and it goes as follows:
TABLE OF CONTENTS
LEED 2.2 - Systems Manual
(or .1 Re-Commissioning Management Manual)
Section A. INTRODUCTION
1. Introduction and brief overview of LEED project to be written by the LEED Accredited Professional.
2. List of design team members, construction team members, commissioning firm members, and LEED facilitator to be written by the LEED Accredited Professional.
Section B. SYSTEMS TO BE COMMISSIONED
1. Owner’s project requirements (or design intent) document to be written by the appropriate design team member.
2. Basis of design document to be written by the appropriate design team member.
3. Brief description of each system commissioned to be written by the appropriate design team member.
Section C. ATC SEQUENCE of OPERATION
1. Record documents of automatic temperature control (ATC) sequence of operation to be furnished by the contractor with only the sequences and associated system flow diagrams included. Reference to the entire ATC submittal should direct the reader to the record document to be found in the appropriate operation and maintenance (O&M) manual.
2. Building automation logic flow diagram (P&ID) to be furnished by the contractor.
3. System-by-system points list to be furnished by the contractor.
4. Building occupancy schedules to be furnished by the contractor.
5. Listing of adjustable setpoints and reset schedule with description of setpoint purpose and recommended adjustable range to be written by the contractor and finalized by the appropriate design team member.
Section D ATC O&M REQUIREMENTS
1. Operating Instructions for integrated building system to be written by the contractor and finalized by the appropriate design team member.
2. Recommended schedule of maintenance requirements including tasking, frequency, special tools, special instructions (i.e., lockout/tag-out), materials, and parts copied from the appropriate equipment-specific O&M manuals and furnished by the contractor for this systems manual.
3. Actuators and sensors recalibration schedule database and include system served, type, manufacturer, and use to be sorted (furnished by the contractor for this systems manual) as follows:
- Recalibrate on-site
- Recalibrate by returning to manufacturer
- Replace rather then recalibrate, and dispose of properly
4. Contractor shall populate database by collecting required information from ATC contractor and equipment manufacturer-furnished control devices.
Section E RE-COMMISSIONING
1. Recommended system-by-system, re-commissioning schedule to be furnished by the commissioning firm.
2. Blank system FPT (functional performance test) narratives to be furnished by the commissioning firm for future re-commissioning application.
3 Blank corrective action log to be furnished by the commissioning firm for future re-commissioning application.
4. ATC re-commissioning interval and continuous commissioning recommendations, as well as recommendation to reassess setpoints and schedule based on current system use to be furnished by the contractor.
Section F M&V PLAN
1. M&V Plan (Option D-Whole Building Calibrated Simulation - if applicable for this project) to be furnished by the appropriate design team member along with pertinent energy monitoring points and benchmarking database to compare estimated/budgeted energy profile to actual energy metering (all utilities).
2. Trending checklist with control logic to each M&V trending program to be furnished by the appropriate design team member.
Section G EQUIPMENT OPERATING INSTRUCTIONS
1. Startup Instructions, including seasonal start-up to be furnished by the contractor for this systems manual.
2. Shutdown instructions, including seasonal shutdown to be furnished by the contractor for this systems manual.
3. List of diagnostic tools for maintaining efficient operation of the equipment and systems to be furnished by the contractor.
In closing, there is a need for more to be added if this is truly going to be a Systems Manual and I will revisit this topic in the future.