Editor's Notebook -- A LOOK AT BUILDING COMMISSIONING

In 2005, more than $21.6 billion worth of school construction was completed, and we already know of another $20 billion that will start in 2006. (You can read more about this in the School Planning & Management 2006 School Construction Report found after page 34.) The majority of money went towards the construction of new buildings. The trend to build new is due to the age and obsolescence of our current school buildings and to the implementation of the“two-thirds” or“60 percent” rule in many states. Everyone expects that these new buildings are operating at peak efficiency, but underneath too many of the polished exteriors are building systems that aren’t making the grade.

Opening a school is a daunting task for any district administrator. Before construction is complete and the paint is dry, the students are knocking on the door. Too often, in the dash to open the doors, inspections focus on items critical to obtaining occupancy permits and opening schools, not on what seem to be “less important” items like making sure that systems are performing optimally. Unfortunately, the system checks that were put on the back-burner usually stay on the back burner, resulting in systems that do not operate efficiently, assets being put at risk and the district not getting what it paid for. This is where building commissioning comes in.

While not yet (and I emphasize “yet”) mainstream, commissioning is a growing field. In the state of Washington, all school facilities must be commissioned. In Ohio, it is optional but provided at a low rate to schools districts. Some states have adopted the commissioning of certain systems (i.e. energy-related), and others are following closely behind. Simply defined, the basic purpose of commissioning is to provide documented confirmation that building systems function in compliance with the criteria set forth in the project documents. The commissioning process can include: an analysis of the design, installation and operation of all building components; functional testing and verification of performance according to specifications, design intent and owner’s operational needs; documentation and training for staff on proper operation and maintenance procedures; and ongoing monitoring of the systems.

To take full advantage of building commissioning in new construction, the commissioning agent should be a part of the design process. Potential system problems can be identified early in the process and remedied. This type of cross-checking will ultimately lead to fewer change orders, fewer call-backs and fewer construction litigation problems. The commissioning agent can also help the district develop the design intent document. With this document in hand, the set of expectations is clearly defined.

On project completion, the commissioning agent will ensure that systems are “tuned” to work more efficiently and staff is trained in proper maintenance and operation procedures. Complete documentation and O&M manuals that can be easily understood by staff will be provided, and a schedule of maintenance activities is developed. A trained staff, complete documentation and proper maintenance and operations practices will prolong the life of the equipment and save the district money and headaches. As the demand for “crisis maintenance” lessens, and the need to replace equipment prematurely decreases, planning and budgeting become an easier task.

The cost of commissioning is based on the level of service requested. There is no fixed approach, and it is up to the district planning team to decide the level of commissioning it needs. Many schools look at commissioning as an extra, unnecessary layer in an already expensive construction process but when measured against the savings to the annual utility bill, the lower costs for maintenance and operations, and improvements to the learning environment, the cost of commissioning is small.

Featured

  • Three U.S. Universities Install Acre Security Access Control Platform

    Cloud-native physical and digital security solutions company Acre Security recently announced that it has deployed its access control platform at three major universities in the U.S., according to a news release. Acre partnered with Atrium Campus to provide coverage for more than 69,000 students at the University of Virginia (UVA), George Mason University, and Rockhurst University.

  • Zurn Releases New Ductile Iron Frame Trench Drain System

    Zurn Elkay Water Solutions recently released the newest addition to its Train Drench portfolio, the Ductile Iron Frame Trench Drain System, according to a news release. The product is designed for heavy-duty applications like airports, military, universities, and more.

  • FAU Starts Construction on Holocaust and Jewish Studies Building

    Florida Atlantic University recently began construction on a new academic building for its campus in Boca Raton, Fla., according to university news. The Kurt and Marilyn Wallach Holocaust and Jewish Studies Building will stand two stories, measure in at 22,000 square feet, and play home to the university’s Holocaust education and Jewish studies programs.

  • KI Wall Demonstrates New Solutions at NeoCon 2025

    KI Wall attended NeoCon 2025 in Chicago, Ill., last month to showcase its new architectural wall systems and collaborations, according to a news release. Its customizable, design-forward wall solutions are intended to support creativity in work, education, and healthcare environments.

Digital Edition