By Charles W Jackson III, PE, PMP, CxA, LEED AP BD+
Integrating monitoring-based commissioning (MBCx) into a building has many advantages. There is an even more significant benefit if MBCx is implemented during the design and construction of a project. From synergies in points if pursuing Leadership in Energy and Environmental Design (LEED) certification (Enhanced Commissioning Option #2 and possibly Advanced Energy Metering) to validating the accuracy of the metering before the building is in use. The simple truth about MBCx is that most equipment purchased for new projects comes equipped with internal metering and the ability to transmit data points across multiple communication protocols.
In most equipment, these features are standard, but some are available as options. Deciding on MBCx early in the design phase dramatically reduces the cost by adding those options to the equipment instead of installing separately after installation.
Discussion during the schematic phase, specifically as part of the owner’s project requirements (OPR), provides the most significant benefit. Having these discussions early, we can be strategic with the equipment we select, ensuring the information needed for MBCx will be provided. If the project is pursuing LEED certification and elects to pursue the enhanced commissioning option #2 credit, we can push for dedicated drawings for the monitoring. Implementing MBCx early becomes an added benefit for the entire project if the controls contractor is engaged early on for feasibility and throughout the project. On top of additional points to help the project get closer to certification, the framework is now established and proven to give the operations team a head start in managing their building. These decisions traditionally are not made until after the building is in operation and the project team has disbanded.
In the design phase, incorporating these requirements into the specifications will ensure that the team is moving forward in the right direction. The first steps are ensuring that meters are installed and that key performance indicators (KPI) will have trend capabilities. Going a step further is describing what points need trending, meter location (upstream or downstream from the source of power or flow), and what metrics we need to measure, gives us a greater chance of success from the start. Having these ideas represented graphically in the contract drawing sets allows the construction team to understand the vision and the importance of this program.
Another benefit of choosing MBCx during the project is that the meters can assist in testing. Once the accuracy of the meters were verified, you can incorporate them into your test procedures to verify the functionality of other equipment without needing to bring in temporary meters. The controls contractor should be engaged earlier in the process for MBCx, which can help expedite the project’s completion. The trend data verified during commissioning can serve as a baseline for when the building is occupied—providing a seamless transition with real-time data where the frequency of the reporting and KPIs that have been established and displayed will assist significantly in the turnover of the building. This data becomes invaluable to the operating staff during that crucial first year of occupancy.
Education is vital when discussing the implementation of MBCx. Understanding jurisdictional requirements, organizational goals, operational cost, and the advantages of continuous monitoring. You are educating the client on future energy initiatives and the current option to provide the framework to capture this data. MBCx is the pathway to get you to these goals.
Project cost is often measured in the direct savings you get overtime to get your return on investment (ROI). However, the cost of doing nothing and increased operational budgets are typically not included in this equation. You are providing the owner with all the information to make the best-informed decision on whether to pursue MBCx.
One of the most significant advantages of MBCx is awareness. Truly understanding what your building is producing is the first step to finding strategies to reduce energy usage. MBCx is a process that utilizes automated data analytics to continuously monitor systems' performance over a building's life. MBCx creates the framework to genuinely understand and see how your building is performing in real-time.
Installing metering alone has been proven to reduce energy usage. With MBCx, you can utilize fault detection and preventive analytics to take the data and focus on improving your facility. This has been shown to reduce operational costs dramatically.
The simple truth is that MBCx is one of the fundamental building blocks to help your building operate efficiently. Continuous monitoring has provided facilities with tremendous savings and minimal additional costs. Having periodic performance evaluations and reviews with end users allows you to optimize your buildings, understand what causes increased energy usage, and answer why the increase is happening. This also helps the operational staff become more knowledgeable about their building, which will help decrease the time wasted on traditional trouble calls.
The advancement in fault detection and analytics software allows you to take this approach to the next level. You can isolate systems and learn building tendencies with established monitoring and trending. One of the best examples—working on a large campus—was correlating the valve position with the flow of water on a chilled water system.
Over time, you see that although the valves were closed, water still flowed downstream of the closed valve. Already verifying that the sensors were correct and calibrated, it was proven that those valves could not fully close. Replacing those valves provided tremendous savings for the plant and allowed them to reduce the amount of chilled water they produced annually.
As the industry dictates more restrictive energy mandates, facilities must be able to document their performance and reduce their energy consumption to avoid any penalties. To accomplish this goal, you must know your large energy consumers and what strategies you can employ to reduce your load profile. Understanding your building’s energy usage index (EUI) and having the data set up to capture these metrics will put your facility in a great position to be flexible for any new laws that come into play. The investment in MBCx at the beginning of the project will benefit the building throughout its entire life.