Commissioning & Benchmarking of Buildings: The opportunity for Energy Professionals September 8, 2011

1. Commissioning & Benchmarking of Buildings: The opportunity for Energy Professionals September 8, 2011 Roger Shull, CEM Director of Energy Business Development

2. Introduction • Commissioning • A process to ensure a system works in accordance with design intent • Different Sub-Types

3.  American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc. National Institute of Building Sciences / Whole Bldg Design Guide Online Cx Document Generation/Mgmt Tool by Energy Design Resource Portland Energy Conservation, Inc. Building Commissioning Association California Commissioning Collaborative Mechanical Service Contractors of America & Mechanical Contractors  Association of America AABC Commissioning Group (ACG) a subsidiary of Associated Air Balance Council (AABC) Association of Energy Engineers National Energy Management Institute / Testing Adjusting and Balancing Bureau National Environmental Balancing Bureau V Types of Commissioning

4. Building Owner Benefits • Building / Systems Works Properly! • Energy Savings • Reduced Maintenance Costs • Extend Equipment Life • Improved Space Comfort • Building Certification

5. Why Now? Building Owners’ have pain! • Immediate need to reduce operating costs • Tight capital budgets delaying retrofit projects • Green, sustainability pressure from corporate office and/or tenants • Desire for Energy Star and/or LEED certification

6. Largest Immediate Savings Opportunity Controllable Operating Costs (buildings > 1-year occupancy)

7. Commissioning (New) • Definition – QA Process of documentation, testing, adjusting, verification and training to ensure completed building operates in accordance with requirements and construction documents. • Applicable • New Systems / Building • Project Objectives • Construct a building, Performance, Timeline, LEED • Documentation • Design docs • Commissioning Agent is part of the TEAM

8. Commissioning Process (ASHRAE) 1. Pre-Design • Reqs, scope, budget 2. Design • BOD, Des review 3. Construction • Final plan, submittals, procedures 4. Acceptance • O&M Manual review, Training, Funct. Testing, Deficiencies 5. Post-Acceptance • Maint Mgmt, Off season testing

9. Commissioning • Keys • Expertise/Experience/ Qualifications • Accurate Scope Definition • Integral to project team • Coordination among Team members • Turnover – Docs, Training, Equipment, Cx it ! • Cost – 0.5-0.75% of total Const Cost per RS Means • Certified Commissioning Authority hired by Owner or GC

10. Recommissioning • Definition • Systematic Process to Return Systems/Building to original design Intent; (Intent – Retest Periodically) • Applicable • Existing Newer Building / System • Project Objectives • Documentation • As-builts, Utility Bills, O&M Documents, Previous Commissioning Report

11. Recommissioning - Process

12. Recommissioning • How to Buy – • Owner hires professional firm • Can be stand-alone or part of turnkey improvement program • Necessary to pursue prerequisites for LEED certification • Cost / Payback • Varies greatly; Up to $0.35/sq.ft • Payback is attractive depending on Schedule of Work! • Keys • Same as for Commissioning • More open ended – focus on objective and plan

13. Retrocommissioning(Doctor visit) • Definition • Systematic Process to Optimize Buildings’ Operation • Applicable • Older Building / Systems (5-15 Years) • Project Objectives - Examples • Verify that a facility and its systems meet the Current Facility Requirements • Improve building performance by saving energy and reducing operational costs • Identify and resolve building system operation, control and maintenance problems

14. Retrocommissioning • Documentation • Construction As-builts, Utility Bills, current occupancy, DDC control drawings (as-builts)

15. Retrocommissioning • The Team – Maint Staff, Engineering, Leader • How to Buy – Hire a professional firm • Cost / Payback* • Cost: $0.15 - $0.35/sq.ft. • Payback: 1-3 years • Keys • Same as Commissioning & Recommissioning * Source: A Retrocommissioning Guide for Building Owners by PECI

16. Retrocommissioning

17. “Top 10” HVAC Opportunities • Verify HVAC & lighting control schedules • Terminal unit tune-ups – damper & valve actuators • Ensure proper ventilation airflow rate (over-ventialtion is a very common problem, see issue #2) • Calibrate sensors and airflow monitoring stations • Return VFD’s to variable speed operation • Optimize supply air static pressure set points • Implement reset schedules on Chilled and Hot Water • Optimize/restore economizer operation • Eliminate simultaneous heating and cooling whenever possible • Fix negative building pressure issues

18. Continuous Commissioning™(OnStar™) • Definition • Ongoing process to resolve oper problems, improve comfort, reduce energy using monitoring technology • AKA: Monitoring Commissioning, On-Going Commissioning • Another Definition – using energy management systems + internet + computers + engineering expertise to monitor and operate the building to maintain peak performance

19. Continuous Commissioning™ • Process • Set up: • Initial audit to gather, archive and analyze data. • System Connectivity • Manage: • Gather and archive data remotely on an continuous basis. • Analytics are used to identify suspect building behavior. • Advanced heuristics (using experience to learn) identify trends and deviations that humans can’t detect. • Fieldwork to define and document suspect behavior, diagnose and correct deficiencies, and make improvements.

20. Did you ever consider . . . The bulk of your energy conservation rests on three sensors: CO2 (Demand Control Ventilation) Enthalpy (OA temp and RH) Photocell (light/shade control) The decisions made on the data from these sensors are then executed through switches or actuators Each of these components costs around $375, or about the same as 5000 kWh of electrical consumption. They were likely purchased and installed through a low bid process

21. What the pros know: • CO2 sensors typically have one, three, or five year calibration requirements (or nowadays, replacement) • Humidity sensors are notoriously prone to drift • Birds think photocells were specifically designed for them to foul

22. Actuators and dampers are moving parts that are in constant need of attention • Left un-checked, buildings will not perform to their efficiency potential for more than 1-year (MAX) Heating Coil Energized during Cooling Mode Broken or Disconnected Damper Linkages

23. “You can’t manage what you don’t measure.”

24. ENERGY STAR® Portfolio Manager Benchmarking Buildings

25. What is ENERGY STAR for Buildings? • EPA voluntary climate protection partnership with energy users and service and product providers • Strategic approach to energy management, promoting energy efficient products and practices • Helps organizations measure, track and improve energy performance • Helps organizations save energy and money and protect the environment • Brand recognition by 75% of Americans 25

26. Strategic Approach to Energy Management • A roadmap to help organizations – • Assess energy performance • Set reduction goals • Track savings over time • Reward improvements 26

27. A Model for Improvement

28. What is Portfolio Manager? Web-based tool for benchmarking existing buildings Provides benchmarks for all commercial buildings, including: ENERGY STAR energy performance score (1 to 100) for eligible buildings, and Normalized energy use intensities (EUI) for all buildings Facilitates applications for ENERGY STAR Certification

29. What is EPA’s Energy Performance Rating Scale? • 1 to 100 score for existing commercial buildings • 50 = national average • 75 = qualification for ENERGY STAR Certification • Normalizes for weather, operating hours, occupant density, plug load

30. Portfolio Manager Benchmarking Is 60 MPG high or low for this automobile? Is 90 kBtu/SF/YR high or low for this building? Fuel Efficiency: MPG Energy Performance Rating: 1 to 100 30

31. Houses of Worship K-12 Schools Office Buildings Dormitories Bank/Financial Institutions Medical Offices Hospitals Retail Stores Warehouses Hotels Wastewater Treatment Plants Data Centers Supermarkets Courthouses ENERGY STAR Score Eligible Building Types Senior Care Communities

32. Benefits of Benchmarking with Portfolio Manager Verify pre- and post-project energy use and energy costs Identify under-performing facilities Assess effectiveness of current operations, policies and practices Assist in planning: set goals, targets, and timelines Identify billing errors

33. National recognition for top energy performance of commercial buildings. Site visit required. Professional Engineer or Registered Architect must stamp application. Receive a certificate of achievement and a blue or white decal. ENERGY STAR Certification Percentile of Commercial Building Population in terms of Energy Performance Superior Energy Management! National Average 1 100 50 75

34. Energy Efficient Buildings –A Market Differentiator Commercial Real Estate properties that earn the ENERGY STAR label: Save $.50 sq/ft (on average) Consume 35% less energy AND Savings persist over time Occupancy/tenant retention is higher Savings leveraged into higher asset value upon disposition Katz, 2005 Kats & Perlman, 2006 34

35. A recent Example of using Portfolio Manager and RetrocommisisoningFrom December 2009: Your building’s ENERGY STAR® Energy Performance Rating is 63. To July 2011: Your building’s ENERGY STAR® Energy Performance Rating is 86.