Energy Efficient Buildings | Recommissioning

Recommissioning (RCx) Guide for Building Owners and Managers

Chapter 3 - Project Basis

Breaking Down the Process

Phase 1: Planning

The primary tasks for the Planning Phase are to: 

• Screen potential candidate buildings for suitability, including analysing the energy use per square meter and generating an initial energy performance rating (e.g. benchmarking)
• Select a candidate building
• Define goals and objectives for the project
• Select and hire a recommissioning service provider and assemble the RCx team that will see the project through to completion; and
• Develop a recommissioning plan, including projected costs and savings associated with the project

While the majority of buildings can benefit from recommissioning, this guide provides tips on identifying those projects that will be the most cost effective. Owners and property management firms with building portfolios can look across their holdings to identify promising candidates for recommissioning. Determining factors include:

• The age and condition of a building and its equipment
• Use of building Automation System (BAS)
• Existing known comfort problems
• Utility costs
• Lease agreements
• Potential for Return on Investment (ROI) to owner
• Availability of utility, federal and provincial incentive programs
• Availability of building information including as-built drawings, specifications, air balance reports, building condition reports, previous energy audits, tenant fit up records and owner's requirements

Projects are usually led by a third-party recommissioning provider with varying degrees of involvement by the building owner and staff. Some building owners and managers handle their own recommissioning projects, bringing in a recommissioning expert only for certain tasks. Chapter 4 discusses how to determine the most appropriate approach.

To develop a recommissioning plan, the recommissioning provider conducts an on-site visit, talks with O&M staff, and reviews current operating conditions at the facility. After gaining a clear understanding of project goals, the recommissioning provider identifies opportunities for operational improvements in the building. The recommissioning plan is a scope of work negotiated between the recommissioning provider and the owner that provides an outline of the processes and procedures to be undertaken; a schedule of activities; roles of team members; and sample forms and templates that the recommissioning provider will use to document the recommissioning activities.

Phase 2: Investigation

The primary tasks of the Investigation Phase are to:

• Understand how and why building systems are currently operated and maintained to identify issues and potential improvements
• Select the most cost-effective improvements for implementation

The focus of Investigation activities depends on the scope and objectives of the recommissioning project indicated in the RCx Plan developed during the previous planning phase. Often, the recommissioning provider looks at all aspects of the current operations and maintenance (O&M) program in the building, as well as the management structure, policies, and user requirements that influence them. Investigation tasks typically include: 

• Interviewing management and building personnel
• Reviewing building documentation and service contracts
• Evaluating trend data and equipment sequence of controls
• Inspecting the building and its sub-systems and equipment components
• Spot testing equipment and controls
• Gathering and analysing Heating, Ventilation, and Air Conditioning (HVAC) and lighting data
• Developing a RCx Investigation Report that lists recommended system improvements and associated estimated costs and savings

The recommissioning provider will produce a RCx Investigation Report for the owner at the end of this phase, describing the specific findings and identifying potential costs and savings. The owner should discuss these findings with the provider and understand not only the payback period, but also associated non-energy benefits such as increased comfort. At this time, the owner selects which "recommissioning measures" from the investigation report to implement in the next phase.

Phase 3: Implementation

The primary tasks of the Implementation Phase are:

• Implement selected measures
• Update energy savings calculations as necessary
• Verify that measures have been implemented correctly; and
• Monitor results through metering, utility bills and trend log review

In this Phase, the selected recommissioning measures and recommendations from the investigation report are implemented. Implementation can be carried out by the recommissioning provider, building staff, or individual subcontractors. Most commonly, however, there is a mix of individuals involved, depending on staff availability and expertise, existing equipment warranties, existing maintenance contracts, the scope of work, and the budget.

Once the selected measures are implemented, the team needs to verify that they are performing as expected. The verification process should set a baseline for each improvement so that performance can be tracked to ensure the benefits persist.

Phase 4: Hand-Off and Persistence Strategies

The primary tasks of the Hand-Off Phase are:

• Complete a final report summarizing each improvement, findings and recommendations, including sequence of operation and operating intent as developed from the previous phase of the project
• Conduct facility staff training
• Hold a project hand-off meeting
• Generate a post-recommissioning energy performance rating (e.g. re-benchmark)
• Develop persistence strategies including the next recommissioning plan or an ongoing commissioning plan

The Hand-Off Phase completes the initial recommissioning process. During Hand-Off, the recommissioning provider produces a final report documenting the process and its findings, conducts facility staff training, and holds a project hand-off meeting with the owner and facility staff. Persistence strategies should be put in place at this time to ensure the improvements last. Many owners choose to have the RCx provider visit the site periodically to assist the operators with the ongoing commissioning process.