MEPCONSULTANTS

LicensedinNY,NJ,CT,MD&PA

EnteryouremailaddresstorecieveourNewsletter

HOME

Top5MEPMistakes
toAvoid

PORTFOLIO

EPTHRIVES

EPCARES

ABOUT

Like 584

RESOURCES

CONTACT

RETROCOMMISSIONING
byEvanParganos

UsingVRFinOffice
Spaces
AvoidingChange
Orders
BaseBuilding
Checklist
Residential&Mixed
UseDevelopments
MEPBasics
Retro
Commissioning
EmergencyPower
Systems
EnergyAudits
2010NYECC
FrequentlyAsked
Questions
Benchmarking:
ReducingNYC's
CarbonFootprint
BuildingaSuccessful
Restaurant
NYCSpecial
Inspections
EnergyStarWhat
isitandhowdoyou
getcertified?

Retrocommissioningistheprocessofcommissioningexistingbuildingsystemswhicharenolonger
operatingastheyweredesigned.
Overtime,systemsbecomeuntunedandneedtoberecalibratedandresettooperateasthe
designerintended.Inessence,theretrocommissioningprocesscanbelookedatasafullbuilding
tuneup.
Whenbuildingsaretunedup,theyworkbetter,thesameasacarwouldandmoreimportantly,they
consumeMUCHLESSENERGY.
HerewewillbreakdowntheretrocommissioningrequirementsasperNYCLocalLaw87,but
thesealsoapplytobuildingsoutsideofNewYork.

Systemstobecommissioned:
ItisimportanttonotethatunderLocalLaw87,onlybuildingsystemswhicharecentraltothe
buildingaresubjecttoretrocommissioning.Therefore,anytenantsystemssuchasACsdedicated
foratenant,tenantlightingandtenanthotwaterheatersareNOTsubjecttoLocalLaw87
commissioning.Thisshouldnotpreventabuildingownerfromincludingsuchsystemsintotheir
commissioningprocess,astheyusuallypayfortheenergyusagefortheentiretyofthebuilding.
1.AirhandlingequipmentACunitsandFans
2.Pumps
3.Chillers,boilers,coolingtowers
4.Domestichotwaterheaters
5.Lighting
6.Heatingpipingdistribution&steamtraps
7.Plumbingpipingdistribution&fixtures
8.Windows

CommissioningChecklist:
Belowisaquicksummarychecklistoftheretrocommissioningprocess.Moredetailsontesting
protocolsarelistedlaterinthisbulletin.

NYCProgress
Inspections
BackflowPrevention
LocalLawDeadlines
NYCEnergy
ConservationCode
HVAC
Commissioning101
Architectsand
Engineers,Formand
Function.Working
TogetheristheKey!
AvoidingChange
Orders:HowtoKeep
CostsDownand
YourProjecton
Schedule
WhattoExpectfrom
YourMEP
(Mechanical,
Electricaland
Plumbing)
Consultant

Heating,ventilation,andairconditioning(HVAC)systemtemperatureandhumiditysetpoints
andsetbacks
HVACsensors
HVACcontrols
Loaddistribution
Ventilationrates
Systemautomaticresetfunctions
Adjustmentstooversizedorundersizedequipment
Simultaneouscoolingandheating
HVACSystemEconomizercontrols
HVACairandwaterdistributionbalancing
Lightlevels
Lightingsensorsandcontrols
Domestichotwaterheatertemperaturesettings
Waterpumps
Waterleaks
Filtercleaningandreplacement
Lightfixturecleanliness
Operatingconditionsofmotors,fansandpumps
Steamtraps
Manualoverrideremediation
Boilerstunedforoptimalefficiency
Pipeinsulation
Sealantsandweatherstripping
Traininganddocumentation

CommissioningProtocols:
1.Heating,ventilation,andairconditioning(HVAC)systemtemperatureandhumidity
setpointsandsetbacks:
Allmajorsystemcomponents,suchaschillers,boilers,coolingtowers,airhandlers,or
pumps,mustbetestedtoverifythatsuchsystemsetpointsandsetbacksareappropriateto
thecurrentfacilityrequirements.Wheresetpointsandsetbacksrequirecorrection,the
conditionmustbecorrectedandnotedontheretrocommissioningreport.
2.HVACsensors:
Allcriticalsensorsthatarepartofacontrolsequenceandhavedirectcontrolofa
majorpieceofequipmentsuchasachiller,boiler,pump,orairhandlingunitof
capacitygreaterthan5,000cubicfeetperminutemustbetestedforproper
calibration.Wheresensorsrequirecorrection,theconditionmustbecorrectedand
notedontheretrocommissioningreport.
Formonitoringsensorsthatmeasureairflowortemperaturebutarenotpartofa
controlsequence,asamplesetconstitutingtenpercentofallmonitoringsensors,but
innoeventfewerthantenindividualsensors,mustbetestedforpropercalibration.If
morethanninetypercentofthesamplesetisfoundtobesatisfactory,thennofurther
samplingisrequiredforthepurposesoftheretrocommissioningreport.Iflessthan
ninetypercentofthesamplesetisfoundtobesatisfactory,thenallmonitoringsensors
servingbasebuildingsystemsmustbetestedforpropercalibration.Wheresensors
requirecorrection,theconditionmustbecorrectedandnotedontheretro
commissioningreport.
3.HVACcontrols:
Allcontrolsequencesandcriticalcontrolsthatarepartofacontrolsequenceofamajorpiece
ofequipmentsuchasachiller,boiler,pump,orairhandlingunitofcapacitygreaterthan
5,000cubicfeetperminutemustbecheckedforproperfunction.Properfunctionmaybe
determinedfrominterviewswithfacilitystaff,throughtrendanalysis,fieldobservationor
dedicateddataloggers.Wherecontrolsrequirecorrection,theconditionmustbecorrected
andnotedontheretrocommissioningreport.
4.Loaddistribution:
Fans,boilers,andpumpsthataredesignedtoruninparallelonmajorsystemsgreaterthan
tenhorsepowermustbetestedforproperloaddistributionacrosstheindividualcomponents.

Whereloaddistributionsrequirecorrection,theconditionmustbecorrectedandnotedonthe
retrocommissioningreport.
5.Ventilationrates:
Asamplesetconstitutingtenpercentofalloutdoorairintakes,butinnoeventfewerthan
threeoutdoorairintakes,mustbemeasuredtoverifythattheflowratesareappropriatefor
thecurrentfacilityrequirements.Ifmorethanninetypercentofthesamplesetisfoundtobe
appropriate,thennofurthersamplingisrequiredforthepurposesoftheretrocommissioning
report.Iflessthanninetypercentofthesamplesetisfoundtobeappropriate,thenall
outdoorairintakesservingbasebuildingsystemsmustbemeasured.Whereflowrates
requirecorrection,theconditionmustbecorrectedandnotedontheretrocommissioning
report.
6.Systemautomaticresetfunctions:
Foreachpieceofmajorequipment,suchaschillers,boilers,coolingtowers,airhandlers,or
pumps,atleastoneenergyrelatedresetfunctionbasedontemperatureorpressuremustbe
testedtoverifythattheresetfunctionisfunctioningproperly.Wheretheresetfunction
requirescorrection,theconditionmustbecorrectedandnotedontheretrocommissioning
report.
7.Adjustmentstooversizedorundersizedequipment:
Onlymajorequipment,suchaschillers,boilers,coolingtowers,airhandlers,orpumps,
servingbasebuildingsystemsmustberequiredtobeadjustedtoperformasefficientlyas
possibleforthecurrentfacilityrequirements.Wheretheequipmentrequirescorrection,the
conditionmustbecorrectedandnotedontheretrocommissioningreport.
8.Simultaneouscoolingandheating
AsamplesetconstitutingtenpercentoftheHVACsystemairhandlingunitsmustbetestedto
verifythatsimultaneousheatingandcoolingisnotoccurring,unlessintended.Iftheentirety
ofthesamplesetisfoundtobewithoutunintendedsimultaneousheatingandcooling,thenno
furthersamplingisrequiredforthepurposesoftheretrocommissioningreport.Ifanyportion
ofthesamplesetisfoundtohaveunintendedsimultaneousheatingandcooling,thenallbase
buildingairhandlingunitsmustbetestedforunintendedsimultaneousheatingandcooling.
Whereunintendedsimultaneouscoolingandheatingisoccurring,theconditionmustbe
correctedandnotedontheretrocommissioningreport.
9.HVACSystemEconomizercontrols:
Theeconomizercontrolsservingallmajorairhandlingunitswithaminimumaircirculation
capacityof5,000cubicfeetperminutemustbetestedforproperfunctionalitythroughtrends
orfunctionaltesting.Wheretheeconomizercontrolsarefoundtorequirecorrection,the
conditionmustbecorrectedandnotedontheretrocommissioningreport.
10.HVACdistributionbalancing
Allmajorsystemsthatincludechillers,boilers,coolingtowers,airhandlers,orpumps,must
betestedforproperbalanceforcurrentfacilityrequirements.Amajorsystemasusedinthis
subparagraphmeansasystemthatservesmorethan10,000squarefeet.Ifthesystemis
foundtobeoutofbalance,theconditionmustbecorrectedandnotedontheretro
commissioningreport.Systembalancingmayonlybeperformedbyanindividualcertifiedin
thetestingandbalancingofHVACsystemsbytheNationalEnvironmentalBalancingBureau
(NEBB),theTesting,AdjustingandBalancingBureau(TABB),ortheAssociatedAirBalance
Council(AABC).
Exceptions:
a.iftheHVACdistributionhasbeentestedandbalancedwithinthetwelvemonthspriortothe
reportingdateoftheretrocommissioningreport,thentherecordsofsuchtestingand
balancingmustbeincludedintheretrocommissioningreportandnofurthertestingand
balancingwillberequired.
b.iftheHVACdistributionhasbeentestedandbalancedwithinthesixtymonthspriortothe
reportingdateoftheretrocommissioningreport,thennofurthertestingandbalancingis

required,providedthatallofthefollowingconditionsaresatisfied:
SpaceconfigurationshavenotbeenalteredtoaffecttheHVACsystemsincetheprior
testingandbalancingand
nonewequipmenthasbeeninstalledandnoexistingequipmenthasbeenremoved
duringthesixtymonthssincethepriortestingandbalancingand
ifthemajorsystemsarecontrolledbyaBuildingManagementSystem(BMS),theBMS
ismonitoringorcontrollingallrelevantequipmentand
ifthesystemiscontrolledbyaBMS,morethanninetypercentoftheremotesensors,
controlvalves,andcontroldampersaremonitoredorcontrolledbytheBMSand
nopieceofequipmentisundermanualcontroland
fewerthantenpercentofthediffusersinthesystemrequirereplacementand
ifthesystemutilizesaVariableAirVolume(VAV)system,fewerthantenpercentof
theVAVterminalunitsareundermanualcontroland
ifthesystemutilizeseconomizers,alleconomizersandeconomizercontrolsarefully
functioningand
thesystemsupplyairandwatertemperaturessatisfythecurrentfacilityrequirements.
c.IfanHVACsystemisoutofbalancebutcorrectiveworkwouldbesoextensivethatitwould
requireaworkpermitfromthedepartment,theconditionneednotbecorrectedinconnection
withtheretrocommissioningbutmayberecommendedforexaminationinconnectionwith
theenergyaudit.
11.Lightlevels:
Asamplesetconstitutingtenpercentoftheareaservedbybasebuildinglightingsystems
mustbetestedtoverifythatthelightinglevelsareappropriateforthecurrentfacility
requirements.Thesamplesetshouldincludeareasofdifferentuses.Ifmorethanninety
percentofthesamplesetisfoundtobewithinfifteenpercentofcurrentfacilityrequired
lightinglevelsforagivenarea,thennofurthersamplingisrequiredforthepurposesofthe
retrocommissioningreport.Iflessthanninetypercentofthesamplesetisfoundtobewithin
fifteenpercentofcurrentfacilityrequiredlightinglevels,thenallareasservedbythebase
buildinglightingsystemmustbetested.Wherethelightlevelsarefoundtorequirecorrection,
theconditionmustbecorrectedandnotedontheretrocommissioningreport.
12.Lightingsensorsandcontrols:
Asamplesetconstitutingtenpercentoftheareaservedbybasebuildinglightingsystems
mustbecheckedtoverifythatthelightingsensorsandcontrolsarefunctioningproperly.The
samplesetshouldincludeareasofdifferentuses.Ifmorethanninetypercentofthesample
setisfoundtobeservedbyproperlyfunctioningsensorsandcontrols,thennofurther
samplingisrequiredforthepurposesoftheretrocommissioningreport.Iflessthanninety
percentofthesamplesetisfoundtobeservedbydeficientsensorsandcontrols,thenall
areasservedbythebasebuildinglightingsystemmustbecheckedtoverifythatthelighting
sensorsandcontrolsarefunctioningproperly.Wherelightingsensorsandcontrolsarefound
torequirecorrection,theconditionmustbecorrectedandnotedontheretrocommissioning
report.
13.Domestichotwaterheatertemperaturesettings:
Allmajorhotwaterheatersservingbasebuildingsystemsmustbevisuallycheckedtoverify
thatthetemperaturesettingsareaccurateandareappropriateforthecurrentfacility
requirements.Whereagivenbasebuildingsystemisservedbymultipledomestichotwater
heaters,asamplesetconstitutingtenpercentofsuchheaters,butinnoeventfewerthan
threedomestichotwaterheaters,mustbevisuallycheckedtoverifythatthetemperature
settingsareappropriate.Ifmorethanninetypercentofthesamplesetisfoundtobe
appropriate,thennofurthersamplingisrequiredforthepurposesoftheretrocommissioning
report.Iflessthanninetypercentofthesamplesetisfoundtobesatisfactory,thenall
domestichotwaterheatersmustbevisuallycheckedtoverifythatthetemperaturesettings
areappropriate.Wherethetemperaturesettingsarefoundtorequirecorrection,thecondition
mustbecorrectedandnotedontheretrocommissioningreport.
14.Waterpumps:
Allwaterpumpsgreaterthantenhorsepower,excludingfirepumps,mustbetestedtoverify
thatthedevicesarefunctioningtomeetthecurrentfacilityrequirements.Whereapumpis

foundtorequirecorrection,theconditionmustbecorrectedandnotedontheretro
commissioningreport.
15.Waterleaks:
Allboilersandrooftanksmustbevisuallycheckedtoverifythattheyarenotleaking
water.
Forwaterdistributionlinesandmakeupwaterlinesincludingsteamdistribution,a
samplesetconstitutingtenpercentoftheareaswheresuchlinesareexposedmustbe
visuallycheckedtoverifythatnoleaksarepresent.Iftheentiretyofthesamplesetis
foundtobewithoutwaterleaks,thennofurthersamplingisrequiredforthepurposes
oftheretrocommissioningreport.Ifanyportionofthesamplesetisfoundtobe
leaking,thenallareaswheresuchwaterlinesareexposedmustbevisuallychecked.
Forplumbingfixtures,suchasfaucets,toilets,andshowerheads,servedbybase
buildingsystems,asamplesetconstitutingtenpercentofthefixturesmustbevisually
checkedtoverifythattheyarewithoutwaterleaks.Iftheentiretyofthesamplesetis
foundtobewithoutwaterleaks,thennofurthersamplingisrequiredforthepurposes
oftheretrocommissioningreport.Ifanyportionofthesamplesetisfoundtobe
leaking,thenallfixturesmustbevisuallychecked.Allsystemwaterleaksidentified
mustberepaired,andtheconditionmustbenotedontheretrocommissioningreport.

Cleaning&Repair:
1.HVACequipment
AvisualinspectionofallaccessibleHVACequipment,includingvents,ducts,coils,valves,and
sootbinsmustbevisuallycheckedforcleanlinesswhererequiredforproperoperation.If
withinthescopeofthevisualinspectiontheequipmentisfoundtorequirecleaning,thenthat
equipmentmustbecleaned,andtheconditionmustbenotedontheretrocommissioning
report.
2.Filtercleaningandreplacement
Asamplesetconstitutingtenpercentoffiltersmustbevisuallycheckedtoverifycleanliness
andtestedtoconfirmthatthefilteriswithinthemanufacturersrecommendedpressuredrop
differential.Theretrocommissioningagentmustconfirmwithfacilitymaintenancestaffthata
replacementprotocolisinplaceforthereplacementoffiltersaccordingtothepressuredrop
differentialoratleastasfrequentlyasthemanufacturersrecommendation.Wheresuch
protocolisnotinplace,thelackofprotocolmustbenotedasadeficiencytobecorrected,
andasatisfactoryprotocolmustbedevelopedinordertocorrectsuchdeficiencyandnoted
ontheretrocommissioningreport.
3.Lightfixturecleanliness
Asamplesetconstitutingtenpercentoftheareaservedbybasebuildinglightingsystems
mustbevisuallycheckedtoverifythatlightfixturesservingsuchareasareclean.Ifmore
thanninetypercentofthesamplesetisfoundtobeclean,thennofurthersamplingis
requiredforthepurposesoftheretrocommissioningreport.Iflessthanninetypercentofthe
samplesetisfoundtobeclean,thenallareasservedbythebasebuildinglightingsystem
mustbevisuallycheckedtoverifythatthelightingfixturesareclean.Lightingfixtures
requiringcleaningmustbecleanedandtheconditionmustbenotedontheretro
commissioningreport.
Exception:Cleaningoflightingfixturesthroughoutabuildingforthepurposesofretro
commissioningisnotrequiredwherethereisregularmaintenanceoffixturesandthe
conditionoffixturesissuchthatgainsinenergyefficiencyfromextensivecleaningwouldbe
minimal.
4.Operatingconditionsofmotors,fansandpumps:
Avisualinspectionofallmotors,fans,orpumps,5horsepowerandgreater,andassociated
belts,pulleys,andbearingsmustbeperformedtodeterminethatsuchcomponentsarein
goodoperatingcondition.Whereanymotor,fan,orpumpisfoundtorequirecorrection,the
conditionmustbecorrectedandnotedontheretrocommissioningreport.
5.Steamtraps:

Theretrocommissioningagentmustconfirmwithfacilitymaintenancestaffthata
protocolisinplaceforthetestingofsteamtrapsandreplacementofnonfunctional
steamtraps.Wheresuchprotocolisnotinplace,thelackofprotocolmustbenotedas
adeficiencytobecorrected.Asatisfactoryprotocolmustbedevelopedinorderto
correctsuchdeficiencyandnotedontheretrocommissioningreport.
Asamplesetconstitutingtenpercentofallsteamtrapsinareasservedbybase
buildingsystemmustbetestedtoverifyoperation.Ifmorethanninetypercentofthe
samplesetisfoundtobefunctioningproperly,thennofurthersamplingisrequiredfor
thepurposesoftheretrocommissioningreport.Iflessthanninetypercentofthe
samplesetisfoundtobefunctioningproperly,thenallareasservedbythebase
buildingsteamsystemmustbetestedtoverifythatthesteamtrapsareoperational.
Allsteamtrapsfoundtobefunctioningimproperlymustbereplaced,repairedor
rebuilt,andtheconditionmustbenotedontheretrocommissioningreport.

6.Manualoverrideremediation
Theretrocommissioningagentmustconfirmwithfacilitymaintenancestaffthataprotocolfor
theremediationoftheissuescausingmanualoverrideshasbeendeveloped.Wheresuch
protocolisnotinplace,thelackofprotocolmustbenotedasadeficiencytobecorrected,
andasatisfactoryprotocolmustbedevelopedinordertocorrectsuchdeficiency,andthe
conditionmustbenotedontheretrocommissioningreport.
7.Boilerstunedforoptimalefficiency
Acombustionefficiencytestmustbeconductedforeachboilerservingabasebuilding
system,andtheboilermustbetunedandcleanedtoperformatoptimalefficiencyforthe
currentfacilityrequirements.However,iftheboilerhasbeentestedandtunedwithinthe
twelvemonthspriortothereportingdateoftheretrocommissioningreport,thentherecords
ofsuchtuningmustbeincludedintheretrocommissioningreport,andnofurthertestingand
tuningwillberequired.
8.Pipeinsulation
Allexposedhotandchilledwaterandsteampipesthreeinchesindiameterandgreaterand
pipefittingsmustbevisuallycheckedforinsulation.Whereanysuchpipesarefoundnottobe
insulated,theymustbeinsulatedinaccordancewiththeNewYorkCityEnergyConservation
Codeandnotedontheretrocommissioningreport.
Exception:Insulationwithasbestos.Existinginsulationwithasbestoscontainingmaterials
foundtobeinneedorreplacementorrepairshallnotberequiredtoberemovedorreplaced
forthepurposesoftheretrocommissioningreport.Theconditionmustbenotedontheretro
commissioningreportandcorrectionofsuchconditionisnotrequired.
9.Sealantsandweatherstripping:
Avisualinspectionmustbeconductedinasamplesetconstitutingtenpercentofall
accessiblelocationstoconfirmthatsealantsandweatherstrippingareinstalledandingood
condition.Ifanyportionofthesamplesetisfoundtorequirecorrection,thenallaccessible
locationsmustbevisuallyinspected.Whereanysealantorweatherstrippingisfoundto
requirecorrection,theconditionmustbecorrectedandnotedontheretrocommissioning
report.
Exception:Sealantsandweatherstrippingwithasbestos.Sealantsandweatherstrippingwith
asbestoscontainingmaterialsshallnotberequiredtoberemovedorreplacedforthe
purposesoftheretrocommissioningreport.Theconditionmustbenotedontheretro
commissioningreportandcorrectionofsuchconditionisnotrequired.
10.Traininganddocumentation
Onsitedocumentationinaccordancewith28308.3(3)oftheAdministrativeCodemustbe
verifiedandnotedontheretrocommissioningreport.Verificationoftrainingofcritical
operationsandmaintenancestaffmustbenotedontheretrocommissioningreport.
Copyright2011EPEngineering.Allrightsreserved.
<BacktoArticles

110WilliamStreet,32ndfloor,NewYork,NY10038,212.257.6190TEL,212.994.8091FAX
Copyright2015EPEngineeringLLC,Allrightsreserved.