Hi!
Our NC-2009 project it's a 16,000sqf office building located in California.
The project has been finished and occupied 3 years ago. However, the Commissioning activities were never performed.
We are now ready for making the LEED submittal and the only thing missing is the Cx Report for EAp1. The Commissioning Agent is working on it and he has hired several contractors for performing the different tests on the installed equipment. The Cx agent will witness the testing and craft a Cx Report.
My questions are:
1) Is there any problem with the testing and Cx Report being performed 3 years after occupancy? How would the GBCI review this?
2) Among the contractors performing the tests on the equipment, one of them will be the main contractor of the project (just for the electrical systems testing). Unluckily, in the city where the project is located, there aren't other options. The contractor will just perform the testing and the Cx will write the report. Is there any problem about this?
Thanks in advance for your help!
Tarik Tadmori
ArchitectAECOM
February 15, 2018 - 8:18 am
Hello
the ever classic horrar story. You have everything else for a LEED submission... except the Commissioning final documentation.
Here are my 2 cents:
1) GBCI requierers the commissioning to take place to take place in the procurment and instalation of equipment and testing and balancing of said equipment.
EAc3 : Enhanced Commissioning should take place 10 months into occupancy while equipment is still under warrenty. So I would imagine Fundemental commissioning should take place before occupancy.
They may have issues with the timing of the Cx activity being 3 years post occupancy
2) It's normal for a contractor or supplier to test/balance thier own systems. However, this should be witnessed by the Cx. The Commissioning Contractor does not have to be the Cx (typically they aren't) it's the Cx that has to be independent.
Still an issue with item 1 though. Any justificatin on why it has taken so long to get the Cx?
Dave Hubka
Practice Leader - SustainabilityEUA
LEEDuser Expert
494 thumbs up
February 15, 2018 - 1:07 pm
We have been involved with a few 'LEED rescue projects' and each time we worked with GBCI directly.
One of these rescue projects involved some fundamental commissioning that was not documented properly during the design phase. GBCI allowed us to go back in time and properly document the OPR/BOD review. We were not allowed to go back in time and pursue the Enhanced Commissioning credit.
New Construction projects must submit for LEED NC certification within 2 years of occupancy. So maybe you'd want to start your discussion with GBCI on this issue.
I cannot guarantee that GBCI will allow you to submit for NC at this point, they may require the team to pursue LEED for Existing Building certification.
Good luck!
Gaston Viau
1 thumbs up
February 16, 2018 - 11:56 am
Hi David!
Thanks for your great answer!
The dates are the following:
- End of construction/occupancy: Oct 2014
- Design Preliminar Submittal: Nov 2015 - Approved Jan 2016
- Design Final Submittal: Apr 2017 - Approved May 2017
We did the Final Design Submittal 2.5 years after the occupancy date and they approved it. Why is it that they didn't flag the project at that moment?
Being the fact that we did the Final design submittal and they approved it, do you think we have enough material for an appeal?
How do you recommend to proceed here? Get in touch with USGBC directly or make the construction submittal and see what happens?
Thanks!
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
February 24, 2018 - 8:05 pm
Sounds like you have one thing handled...if you got a preliminary review for design, then most likely they are going to review your Cx report if you get it done quickly for the submittal. As long as the testing is coordinated and observed by your CxA, having the contractor perform the functional test should not be an issue. As to how you proceed, that is really up to you. If you do contact GBCI, make sure you state a plan that you feel complies with the intent of the credit and see if they have any comments. Never go in with an open question. State the situation, offer a solid plan, give rational on intent, and seek input.
Nadia Azzam
Sustainable Building Certification SpecialistGresham Smith
2 thumbs up
February 20, 2024 - 3:01 pm
Hello,
We have a similar situation where the building is occupied and commisisoning acitivities were never done, but will be performed now for the LEED submittal. I am curious to know how this went and if anyone managed to get the certification awarded with this condition? Did you approach GBCI about it prior to submission and if so, how was that done (i.e. CIR/ general inquiry/LEED coach)? I'd also appreciate any insights on the reasoning/justification that was submitted to grant an exception.