Transforming Facility Management with Fault Detection and Diagnostics (FDD) for Continuous Commissioning

September 27, 2024

As defined in the Federal Energy Management Program’s (FEMP) Continuous Commissioning Guidebook for Federal Energy Managers, Continuous Commissioning is “an ongoing process to resolve operating problems, improve comfort, optimize energy use and identify retrofits for existing commercial and institutional buildings and central plant facilities.” Where most Commissioning processes focus on bringing building operation to the original design intent, Continuous Commissioning instead focuses on optimizing the HVAC system operation and control for the existing building conditions.

FDD software continuously monitors building systems, such as HVAC, lighting, and energy usage, to ensure optimal building operation. By leveraging real-time data, FDD technology can identify deviations from expected performance. This means that issues can be detected and diagnosed as soon as they arise, often before they become apparent through increased energy costs or decreased system performance. This proactive approach helps prevent minor issues from escalating into major system failures.

Root Cause Evaluation Through FDD

One of the most significant advantages of FDD software is its ability to not only detect irregularities but also suggest probable causes and recommend corrective actions. This level of diagnostics can often pinpoint the exact component or setting that is causing inefficiency or failure, saving significant time and effort in troubleshooting. This empowers energy managers to effectively partner with facility managers to address the root cause of issues quickly, reducing downtime, and improving system reliability.

Another advantage of FDD software is that it can be configured to constantly monitor and prioritize maintenance and extend the lifespan of building systems. By ensuring that all components are functioning correctly, and by addressing issues promptly, wear and tear on equipment is minimized. This prolongs the periods between major repairs or replacements, providing a better return on investment for expensive building systems and equipment.

Continuous commissioning through FDD software contributes to a stable and comfortable building environment. With building systems functioning correctly, facility managers can provide a consistent climate, which is crucial for occupant satisfaction and productivity. Additionally, early detection of faults can prevent situations that may compromise occupant safety, such as failures in critical systems like fire alarms or air quality controls. Especially important for critical spaces—such as hospitals, laboratory research facilities, and chemical production facilities—continuous commissioning using FDD software can support the seamless operation of these environments.

FDD tools often include easy to understand dashboards as well as digestible yet comprehensive reporting features. FDD reporting capabilities build organizational knowledge by helping clarify data and communicate information on energy usage, system efficiency, and maintenance activities. These reports are invaluable for internal audits, compliance with energy and environmental standards, and in communicating with stakeholders about building performance.

Continuous Commissioning Case Study: Kaiser Permanente

A shining example of effective FDD implementation can be seen through Kaiser’s continuous commissioning program, skillfully led by Gary Mullaney, the program manager. Kaiser Permanente is one of the nation’s largest health care providers. Their services span the country and their building assets run the gamete from office building to high performance computing to surgical rooms.

Gary joined Kaiser in 2015, stepping into a pivotal role that shaped the trajectory of the organization’s building management strategy. By 2017, he was deeply involved, spearheading the program when Kaiser was poised to scale its efforts. The continuous commissioning program began as a selective implementation and has grown into a standardized procedure across all new construction projects and significant maintenance work, integrating the use of Clockworks FDD software.

Watch Kaiser Permanente’s Gary Mullaney full presentation from Clockworks’ Client Summit on using FDD for Continuous Commissioning.

Strategic Deployment and FDD Integration

While FDD is becoming more common in existing buildings, its application in new building projects is still novel. Yet, this is one of Kaiser’s key strategies— imbedding Clockworks Analytics into their capital improvement program, Kaiser has overcome several barriers simultaneously.

For instance, a common barrier to FDD deployment is the software procurement budget. By factoring Clockworks into the project budget from the get-go, decision makers can incorporate licensing costs into the cost of the new construction project upfront. Process integration of FDD is also a common challenge. Kaiser has instead streamlined the deployment process and ensured that FDD became a standard part of Kaiser’s building management decision hierarchy across various regions.

Unique to Kaiser, Gary acknowledges that the dual nature of this approach can present challenges when applied to other organizations. He said that while this approach facilitated adoption in projects with ample budgets, it presented challenges in fostering uniform adoption across buildings on larger campuses. This insight underscores the necessity of a balanced strategy that accommodates both centralized and decentralized organizational structures.

Overcoming Challenges and Leveraging Leadership

The journey hasn’t been without its challenges. Kaiser’s decentralized structure posed significant hurdles in standardizing practices across all facilities. However, through strong leadership and alignment at the national level, including buy-in from executives and field technicians alike, the program has seen substantial success.

Gary emphasized the importance of engagement at all levels to drive the program’s success. He underscored the fact that engagement is the biggest predictor of impact. When facility teams are actively using the FDD software, the results are markedly better, demonstrating the critical nature of human interaction with digital tools.

Looking forward, Kaiser aims to deepen the integration of FDD software with other enterprise systems to drive more engagement and better results. This approach will enhance the visibility and usability of data, driving more informed decision-making processes across the organization. Additionally, the ongoing adjustments and learning from different regions contribute to a robust, adaptable strategy that meets diverse needs.

A Model of Success in Building Management

Kaiser’s experience with continuous commissioning and FDD software offers valuable lessons for other organizations seeking to improve their building operations. The key takeaways include the importance of integrating technology early in project cycles, the need for strong leadership and clear communication, and the critical role of engagement across all levels of the organization.

By embracing these strategies, facilities can not only improve their operational efficiency but also extend the lifespan of their infrastructure, enhance safety, and reduce environmental impact. As buildings become more connected and data-driven, the integration of sophisticated tools like FDD software in continuous commissioning will undoubtedly become more prevalent, reshaping the landscape of facility management.