Defining existing building commissioning

Editor's note: "Member How-To" is a new series from the American Society for Health Care Engineering's Member Tools Committee. The series uses video and multimedia to address common operational issues. 

What is existing building commissioning (EBCx), also known as retrocommissioning? Some think it is an energy-saving project. Others think it is a “fix” for underperforming systems. In reality, EBCx is often nothing more than a process that we commonly associate with energy-saving projects. However, it applies to much more, including building envelopes, active and passive fire protection systems, and even test, adjust and balance protocols, which are a form of EBCx when used to verify that airflow and pressure relationships still match the design intent.

The National Fire Protection Association (NFPA) and ASHRAE say the same thing in their own language. EBCx is the process of verifying system performance. NFPA 3, Standard for Commissioning of Fire Protection and Life Safety Systems, defines EBCx  for existing fire protection and life safety systems that were not previously commissioned as the process of verifying that system performance and operation meet the original design intent; current owner requirements; and applicable governing laws, regulations, codes and standards. ASHRAE defines EBCx as the commissioning process applied to an existing facility that was not previously commissioned. NFPA’s and ASHRAE’s definitions are very similar, and both push the work back to intent, owner’s project requirements, and the codes and standards at the time of design.

This also is why EBCx can’t be a one-and-done event. EBCx without a plan and policy to maintain system performance ultimately results in system degradation, sometimes called “drift,” and the owner must pay to recommission the system again. EBCx paired with continuous commissioning is far more effective, but it requires proactive identification of system issues before they become the typical staff complaints of noisy airflow, hot/cold calls, smoke detectors improperly shutting down air-handling units, smells of hamburgers or helicopters, or dripping diffusers that everyone senses and can’t ignore.

Life safety systems are not exempt from this conversation. For integrated life safety systems, NFPA 4, Standard for Integrated Fire Protection and Life Safety System Training, states that “where integrated systems have not been commissioned in accordance with NFPA 3, an integrated system test plan shall be developed.” And in healthcare, once the Centers for Medicare & Medicaid Services adopts a newer edition of NFPA 101®, Life Safety Code®, this NFPA 4 requirement will become retroactive to existing high-rise hospitals and hospitals with smoke control systems, which changes expectations and timelines for owners of older buildings.

Why not perform EBCx? 

Aside from cost and disruption to the facility's operation, the often unstated response is fear of what will be found. However, the cost and impact of infrastructure issues on a facility's operations can be minimized with a proper plan, and the resources used to conduct EBCx will be far less than if the system eventually fails. Facilities leaders may fear what an inspection will uncover, but discovering a problem now is much safer than having a system suddenly fail when it matters most. 

The “What is EBCx?” conversation must be broader, and the value articulated in terms of mission and operational outcomes, compliance risk reduction and financial return on investment. The audience for these conversations should encompass leadership, directors, managers, electricians, plant ops and technicians. The goal for facilities managers is to find data to tell the story, sell the department’s goals and secure funding. A strong facilities team has a continuous commissioning plan in place for all systems, not just energy-related systems.

Ready to apply these concepts at your own facility? Start with one of the most critical systems: heating, ventilating and air-conditioning (HVAC). Click below to watch a tutorial from the American Society for Health Care Engineering on retrocommissioning HVAC systems.