"Is Your Building Management System Prepared for a Disaster?"

Dan Frasier, PE Cornerstone Commissioning, Inc. Lan Watkins MD Anderson Cancer Center

Contents: Disaster Preparedness - Design Intent - Commissioning Plan - Failure Analysis

Case Scenario Lane describes a disaster waiting to happen How can the Commissioning Process be used to prepare for disasters?

What is Commissioning?

A Quality Control Process to ensure that systems perform as the facility owner intended.

Focus of the Commissioning Process
“The facility should be designed and constructed to meet the owner’s requirements.”

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HVAC* Commissioning “The goal of commissioning is a fully functional, fine-tuned HVAC system with complete documentation and an adequately trained operating and maintenance staff.” Page 1, ASHRAE Guideline 1, The HVAC Commissioning Process *HVAC = Heating, Ventilating & Air Conditioning ASHRAE = Amer. Society of Heating, Refrigerating and Air-conditioning Engnrs

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Disaster Preparedness

	• Prepare early in the construction process • Functional Performance Testing • Failure Analysis • Commissioning of existing facilities

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Design Intent Document

What is it? • It defines the minimum requirements • A measuring stick for performance • Communicate the Design Intent early • Conduct workshops for input from important players

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Commissioning Plan

Provides clear direction for system performance testing and verification • It describes:  – Systems to be tested  – Types of tests  – Who is responsible for what

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Functional Performance Testing

More than simple start-up of components  – Tests integrated systems  – Verifies that facility meets Design Intent  – Generates effective documentation

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Functional Performance Testing

Sequential and coordinated work  – System components are started-up  – Building Management System is commissioned  – Other components are integrated into BMS and verified to function correctly

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Failure Analysis

System testing using simulated failures • Emergency power • Critical environments • Life safety systems • Alarm sequences • Other systems

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An Example of Failure Analysis

Transfer between Line and Emergency Power • Verify switching devices • Verify connections • Verify control sequence logic • Test system performance   –Time between loss of power and restoration of processes   –Critical rooms and systems are operational on emergency power   –All systems go back to “normal” operation after line power is restored

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Commissioning Existing Facilities

• Preliminary evaluation • Identify deficiencies • Establish a current design intent • Functional Performance Testing • Recommend improvements • Train Operations & Maintenance staff

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Conclusion

The cost of NOT commissioning • Lost productivity • Poorly operating systems • Owner staff time • Occupant dissatisfaction • Higher operating costs

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Conclusion

• Benefits of the Commissioning Process • Buildings meet owners needs • Quality control process improves construction • Facilities are well-prepared for disasters

The benefits far outweigh the costs.

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