Intelligent Building Systems Inc., Why Use Commissioning?

Common questions:

"What is commissioning?"
Simply put, commissioning is a methodical process of verification. Commissioning of a commercial building will involve scrutinizing the design and installation of mechanical equipment and the systems that control them. The centerpiece of the commissioning effort is intensive functional testing of these systems before turnover to the owner. Commissioning is also part of the critical owner training process at project completion. Commissioning is a specialized function that has become a necessity as mechanical equipment and automation systems have become more complex.

"I already have a design team in place. Why do I need anything else?"
Due to the competitive nature of design services, the extensive field time needed to perform commissioning is seldom included in engineering costs. Professional engineering firms cannot be competitive if they include in their costs the time to spend days or weeks on a ladder, above ceilings, on rooftops, and crawling around mechanical rooms. Instead, the industry depends heavily on working relationships in hopes that what is specified gets installed. This is a dangerous proposition for the paying owner.

Rightfully so, a registered professional engineer is expensive and is most economically utilized for what they specialize in...design.

With the help of the watchful eye of an experienced commissioning agent, engineers are pleased to realize how well their designs can work when faithfully implemented. In our experience, engineers that were once afraid to involve a third party agent but have witnessed our services first hand, have not only been thankful in the end, but are eager to utilize our services on future projects.

"Doesn't the local authority perform electrical, fire, and mechanical inspections of the installation?"
Yes they do. However, a civil building inspector will only uphold the minimum requirements of applicable codes, not the contract requirements. Contract documents are above and beyond any local or national code and include all of the owner-desired features; these are items a civil inspector has no knowledge of.

"Does any other discipline use specialists like a commissioning agent?"
Yes. An architect will often employ third party consultants to assist in specialty areas such as commercial kitchen design or auditorium lighting and sound systems. This does not mean the architect is incapable or incompetent. They are merely utilizing industry specialists to achieve the best designs using the best features of the latest equipment. In comparison, it is not realistic to expect a mechanical design engineer to (economically) maintain detailed knowledge of 10 different brands of computerized control systems, all with unique features that will be replaced with a new version the following year.

"Why isn't commissioning already the norm?"
In fact, for progressive construction markets, commissioning is the norm. A quick look at the history of automation systems provides an explanation of how commissioning is finding its place among a greater number of owners and contractors.

Automation systems had just begun to emerge from the pneumatic era in the 70's. These early control systems used air pressure and mechanical regulating devices; manufacturers' equipment and methods were very similar. These systems could easily be reviewed on paper, much like a wiring diagram.

Today, however, most systems utilize programming languages such as "C++", Object Oriented programming, and most recently Java and HTML for Internet applications. The programming languages utilized in HVAC systems of today fall just outside the expertise of most mechanical engineers; they are not expected to have a computer science degree. Therefore, in order to analyze and test the proposed system programming, a specialist is needed. An experienced commissioning agent with vendor specific training and experience with various control systems is a perfect fit.

A good comparison to the evolution of commissioning is the Test and Balance industry. As the Associated Air Balance Council states: "By the 1960s, the complexity of commercial Heating, Venting, and Air Conditioning (HVAC) systems exceeded the test and balance abilities of most HVAC contractors. As a result, testing and balancing emerged as a new specialty within the HVAC industry." Today, test and balance is never considered an optional service, it is simply the norm. In a similar fashion, the most progressive construction markets of today have embraced third party commissioning as part of their day to day business and enjoy the highest level of quality control and owner satisfaction at turnover.

"I have tenant complaints, but I can't find anything wrong"
Not only do our agents examine systems and their components to find hidden operating issues, we examine your facility operating as a whole. Often, it is the individual conditions of structure, occupancy levels, usage patterns, tenant re-modeling, and the surrounding environment that appear normal, but can act together to adversely affect a buildings performance.

"I'm being told I need major rework of the systems in my building"
Unlike contractors who want to sell equipment and services, a commissioning agent can accurately review and document the state of your existing facility without bias. Our reports will clarify the options available to you, and can also be used to justify capital projects. Intelligent Building Systems can also generate accurate bid specifications for even the most complex automation system projects to allow competitive bid pricing.

"My service personnel tell me that my building is being maintained correctly, but I have doubts."
Commissioning agents are the perfect tool for property managers. Whether it is a building you are currently managing or considering for sale or purchase, we can produce a detailed bill of health that can be used to direct service staff, generate maintenance budgets, or as leverage in real estate negotiations.