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What are the benefits of building commissioning?
Cost, schedule, and performance are usually the main benefits. Cost
saving can be significant. On large projects even small improvements can
translate into big dollars. Savings accrue both directly and indirectly
from enhanced performance, increased efficiency and assured contract compliance.
The key is to start at the beginning by looking toward the end. Commissioning
creates an environment of excellence that assures that quality is always
on the table. The active presence of a dedicated QA expert sends a powerful
message to the whole construction team about the Owner¹s intent and commitment.
Win-win might be an overused cliché but it works. At E Cube we approach
commissioning from a team oriented, non-confrontational perspective. We
look for problems before they occur. We talk with contractors and team
with the AE and CM to address unresolved issues before they become delays
and cost overruns. We take the license to ask "stupid" questions and bring
up design, construction, or owner issues that may otherwise be overlooked
or ignored. Identified issues are published in our Field Observation Notes
(FONs) and are tracked through resolution. On larger projects E Cube may
often conduct an independent weekly meeting addressing commissioning,
QA, and start-up issues.These activities differ from normal AE/CM observation
reports and punch lists and scheduling activities because they look at
the broader issues of design, operation, and general level of contract
compliance. back to top
What authority does the
Commissioner have?
By choice, the Commissioner has no direct authority. Our role is
to provide expert observations to the Owner and, by inference, the other
team members who retain all authority for payment, design, and actual
project acceptance. The Commissioner observes, reviews, audits, and may
conduct independent acceptance and system testing. Commissioners cannot
direct contractors to do or change work, issue change orders, or authorize
progress payments. This keeps the commissioning relationship simple and
avoids finger pointing and unexpected claims. back to top
What does commissioning cost?
Commissioning costs vary with project size, complexity, and scope
of work. A typical range is up to 4% of the gross cost of commissioned
systems. 1-2% is normal. This can be a significant amount of money. However,
like other quality programs industry experience is that the cost of not
commissioning will be significantly greater than the proactive cost of
commissioning itself. This is especially true for large complex projects
like hospitals, labs, central plants, assembly lines, and data centers
where operating problems, failure to meet regulatory requirements, schedule
delays, etc. can create significant cost overruns and management problems.
The clichés that "Everyone saves money when a job goes smoothly"
and "Poor quality is expensive" are also applicable.
The indirect nature of quality and the costs of incomplete work
costs make savins from commissioning difficult to quantify but they are
none-the-less real when it comes to the bottom line. During the competitiveness
scare of the early 80's, 15 to 20% of manufacturing sales revenue was
being spent to correct mistakes. Similar expenses for non-residential
construction averaged 7.5%. In a follow-up study in 1992 Burati found
that deviation costs for eight diverse industrial projects averaged 12.4%
of total installed project costs. Over half of these were design changes
and only measurable change order costs were included. As significant as
these costs are, however, Burati, et al. call it 'the tip of the iceberg'
compared to the impact of unmeasured impact costs such as schedule delays
and rework. (ref Burait Jr., J.L.: Farrington, J.J.: Bedbetter, W.B. (March,
1992) Causes Of Quality Deviations In Design And Construction, Journal
Of Construction Engineering And Management, ASCE, 118(1), 34-49. back
to top
How does commissioning differ
from acceptance testing?
The AE often specifies specific acceptance tests that must be performed
by an independent testing party. Concrete, electrical, fire alarms, sprinkler,
and pressure testing are all good examples. Acceptance tests may be specified
wherever an AE or regulating authorities feels they are necessary. On
some projects acceptance testing may be combined with commissioning. This
has been especially true for data centers where electrical systems are
such a dominant and important part of the facility. However, acceptance
testing is not commissioning. Acceptance testing is primarily a QC function
that may also include specific performance functions like setting electrical
circuit breakers. Commissioning takes a broader systems-level QA perspective
that reviews both acceptance testing and start-up forms to assure that
an acceptable level of compliance is being achieved. See also the next
section addressing Integrated System Testing. back to top
What is an Integrated Systems
Test?
The Integrated Systems Test (IST) has come to define the commissioning
process for many facilities. In keeping with the classical naval definition
of commissioning, the IST is designed to take a building out for a shake
down voyage BEFORE it goes into service. ISTs have become an increasingly
important element of commissioning as subsystem complexity and interactions
have increased. These are large comprehensive tests that evaluate full-scale
operation, covering both normal and emergency operation.
The entire construction process can be viewed as leading up to
the successful conclusion of these tests. Responsibility for designing
and conducting the IST usually rests with the Commissioner because of
the test¹s comprehensive nature and because no single contractor has responsibility
for overall system operation. back to top
Who is E Cube?
E Cube is one of the country¹s largest and most established facility
commissioning and optimization companies. Our clients include Fortune
500 companies, school districts, utilities, hospitals, and universities.
In the past year we have commissioned or performed optimization studies
on well over two billion US dollars of both new and existing facility
construction and remodels. Recent projects include the Northwest Memorial
Hospital in Chicago, Pharmacia¹s new lab in Skokie, Illinois, GSA¹s new
NOAA laboratory in Boulder, Colorado, and co-location Internet server
sites across the country for Verio, Qwest, Relera, and others. E Cube
is headquartered in Boulder, Colorado with a branch office in Chicago,
Illinois. Our permanent staff includes both engineers and technicians
with an emphasis in electrical, mechanical, and controls systems. Staff
expertise includes specialists in test and balance, refrigeration, controls,
HVAC and facilities management. As needed, we collaborate with a network
of partners and associate companies including Electro Test Inc. and several
major utilities. back to top
What consulting services does
E Cube offer?
E Cube is an outsourced resource for project specific tasks requiring
staffing and expertise not typically maintained by most companies. Typical
services include:
 Analysis
-Systems Evaluation, Energy and Lighting Audits (link to Analysis)??
Conceptual
and Schematic Design - Scope and Systems Criteria Development
Commissioning
(link to Commissioning page), Design Review (link to Design Assistance),
Integrated Systems Testing (link to Commissioning page)??, and Post Occupancy
Optimization (link to Facility Optimization)
Measurement
and Verification
Program
Development - QC Program Development for
Contractors, Mechanical and Electrical System
Training Programs, Maintenance Program Development including Critical
Systems Testing, Regulatory Reporting and Disaster
Recovery
Performance
Contracting Support
Facility Optimization
Utility Energy Service
Programs
The majority of our work comes through repeat business with past
clients many of whom are available to discuss commissioning from a client¹s
perspective. To avoid conflicts of interest and confusion E Cube does
not offer Construction Management, Engineering Construction Documents
(CD drawings), or Maintenance services. back
to top
How is E Cube retained?
As a professional services company, E Cube is typically retained
on an hourly basis against a not-to-exceed budget. Actual hiring arrangements
are flexible. Sometimes we are retained directly by the Owner and sometimes
through the CM, A/E, or Design-build contractor at the request of the
Owner. back to top
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