When uploading the detail information collected for the enhanced commissioning the details the LEED reference material referenced in the 2009 fundamentals section (step 9) spells out items that are not relative to a VRF, ERV, lighting controls, and electric hot water system.
How do you respond to the comment: "Please provide the Systems manual which covers thecommissioned systems and future operating information."? The following response was uploaded but not honored.
The LEED 2009 reference guide does not indicate any reference standards for this credit. However, previous LEED revisions do reference the ASHRAE Guideline 0-2005 The Commissioning Process. This guideline does provide a detailed list of recommended documents for the Systems Manual. The documents uploaded to date were done so following this recommendations format.
However, additional information has been developed to supplement what has already been uploaded and is directed to address directly the specific issue raised by the Review Comments.
The Commissioned systems include the following with comments regarding future operation.
1. The VRF HVAC system. The Owner’s Instruction manual contains several descriptions of the various modes of operation and are included as separate attachments to this document. The current and any future operations staff will be well prepared to set up and make adjustment to the operation of the system using these instructions.
The VRF system is simple in concept. All cartridges contain a filter that routinely needs replacing. The condensate drains on each cartridge also need checking to verify the drains are working properly. The biannual service tech testing of the performance of the compressor system is recommended since a performance report is generated as a product of this process.
2. The ERV or Energy Recover System is set up to provide the proper amount of outside air to each occupied space as required by ASHRAE Standard 62. The Test and Balance team verified the performance of the delivery of the air volume specified by the design engineer. The operation of the system is configured to operate in conjunction with the operation of the VRF system. Periodic checks of the filter for cleanliness and of the v-belt for wear are recommended. No other operation function is required for this system since it was set up as designed and when installed.
3. The lighting controls for the facility are configured to provide:
a. Occupancy on-off control and can be checked periodically through visual operation review. The operation of the sensors may be checked in this fashion
b. Daylight harvesting control can also be verified by observation of the performance during the time of day when the sun enters the space and then when it leaves the space. The activation of the sensor level can be modified by a change of the switch level.
4. The domestic hot water system is very small and independent for this facility. The checking of the operation of the system is very similar to the checking of a system in a home. The temperature level may need to be verified by using a thermometer to see that it does not exceed 110 degrees F.
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
May 30, 2012 - 4:00 pm
To date we have not had much push back on EAc3. You will most likely have to get a conference call with the reviewer before you appeal (which I assume you have to do at this point).
We write a Systems Manual that includes the following (this is from a recent project that was v2009 accepted, but is typical for our enhanced projects):
1. Basis of Design
2. Operating Instructions / System Setpoints
3. System Diagram
4. Operations and Maintenance Information
5. Warranty Review
6. Recommended Schedule of Maintenance
7. Re-Commissioning
8. Calibration of Sensors
The Operating Instructions is a short document that we write from the viewpoint of the owner…in other words what is the normal interface with the HVAC and Lighting systems in the building. This can be very short for a system like you describe, but I normally go through some of the typical things displayed on the thermostat. Also, any alarms that could be seen and simple instructions when they do (which sometimes are “seek service personnel”).
The Systems Manual is often miss-understood, and is not as simple as it sounds. The project I lifted this outline from was small, but the geothermal heat pump thermostats were actually quite capable and had several modes and alarms. This system manual was still over 60 pages long! Quite a bit was relevant information from the Operations and Maintenance Manuals. We get that information and then cull to just operating instructions, maintenance schedules, etc. using PDF notating software. Larger projects have System Manuals several hundreds of pages.
I am not sure if this helps, but this level of detail has been accepted many times now by GBCI.
J.R. Anderson
PrincipalAnderson Enginering
22 thumbs up
June 6, 2012 - 12:04 pm
Thanks Scott for your comments. I have requested a telecon with the LEED review team just to make sure the information I additionally collect is in the format acceptable to them.