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Energy Management Opportunities for Residential Property Managers

Energy Management Opportunities for Residential Property Managers. Your Presenters. Welcome: Jim Grossman, Business Customer Services Technologies: Mike Carter and Mark Farrell, Energy Engineers

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Energy Management Opportunities for Residential Property Managers

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  1. Energy Management Opportunities forResidential Property Managers

  2. Your Presenters • Welcome: Jim Grossman, Business Customer Services • Technologies:Mike Carter and Mark Farrell, Energy Engineers • Energy Efficiency Programs: Greg Stiles, Programs Manager

  3. Energy Management Benefits • Bottom line cost savings today! • Energy • Maintenance • Tenant comfort, satisfaction and retention Source: stock.xchng

  4. Energy Management Opportunities • Energy Basics • Insulation • Demand Reduction • HVAC • Lighting • Heating Systems • Incentives

  5. Energy Basics • Demand versus Energy • Kilowatt (kW) is a measure of demand—similar to the speedometer of your car that records the rate at which miles are traveled • A bigger engine is required to travel at a faster rate • Peak power demand is usually measured as an average over a 15-minute period • Spikes and surges from motor startup and other short-term anomalies have little influence on peak demand • Kilowatt-hour (kWh) is a measure of energy/consumption—similar to the odometer on your car which measures miles traveled Source: stock.xchng Source: Commonwealth of Kentucky

  6. Energy Basics • Demand versus Energy • Energy Cost = Energy Consumption x Unit Cost = kWh x $/kWh • A 113-Watt four-lamp light fixture costs about $66 annually when operating 16 hr/day (113 W x 5,840 hr x $0.10/kWh ÷ 1,000 W/kW) • Motor power (kW) = Horsepower (HP) x 0.746/efficiency • A 10 HP motor = 10 HP x 0.746/0.90 = 8.3 kW • A 10 HP motor costs about $4,850 annually (8.3 kW x 5,840 hr x $0.10/kWh) when operating 16 hr/day • Pay the price for improved energy efficiency! • The operating cost over the lifetime of a motor or light fixture can far exceed the original purchase price

  7. Insulation • Insulation has diminishing returns • R-value is resistance to heat flow (additive) • R-7 + R-21 = R-28 (4 times R-7, and 75% better than R-7) • R-7 + R-49 = R-56 (8 times R-7, but only 12% better than R-28!) • U-value is conductance of heat; inverse of R-value • U(R-7) = 1/7 = 0.143 • U(R-21) = 1/21 = 0.048 • U(R-56) = 1/56 = 0.018 (87% less than R-7) • U(R-28) = 1/28 = 0.036 (75% less than R-7)

  8. Insulation • Sources of Loss • 45% walls • 35% roof • 20% windows, doors, cracks

  9. Insulation • High Performance Windows • Energy savings of 6% to 8% is typical; 3 year paybacks • Solar Heat Gain Coefficient (SHGC) radiation; 0 to 1; <0.55 is good • U-Factor heat conductance; 0.2 to 1.2; <0.40 is good • Vinyl material and inert gas lowers U-Factor • Argon gas 35% lower than air; Vinyl 80% less than aluminum • Visible Transmittance (VT); 0 to 1; >0.60 is good • Air Leakage (AL); 0.1 to 0.3 cfm/ft²; optional rating • Window films; tinted $4 to $6/ft² or spectrally selective $9 to $12/ft²

  10. Insulation • Foliage Saves Energy • Deciduous trees • Block solar radiation in the summer • Reduce light glare • Act as a windbreak to decrease air infiltration • Provide some evaporative cooling of surrounding air • Reduce carbon footprint • Green roofs • Include a waterproofing membrane, and are partially (or completely) covered with a growing medium such as vegetation and soil • Up to 25% reduction in summer cooling load • Reduce storm runoff • Improve sound insulation • Up to 2X roof life

  11. Demand Reduction Ideas • Lighting • Turn off lights in unoccupied or day lighted rooms • Turn off display and decorative lighting • Reduce corridor lighting • Use occupancy sensors in low-traffic areas • HVAC • Allow cooling season space temperatures to rise as high as 78°F • Ensure that ventilation grilles and fan coil units are not blocked by books, flowers, debris, or other obstructions

  12. Demand Reduction Ideas • Office Equipment • Activate ENERGY STAR® power-down features • Use SmartStrips to completely remove power from printers and copiers • Restrict use of personal appliances, such as coffee pots, refrigerators, and heaters • Turn off or unplug chilled-water drinking fountains • Other • Convert your roof to a reflective surface • Shut off selected elevators • Consider variable speed motors for fans and pumps • Lower hot water setpoint from 140°F to 120°F

  13. Corporate Energy Management • Key Components of Energy Management • Commitment by owners and management • Clearly stated goals on energy efficiency and waste reduction, • Delegation of responsibility and accountability • Sustained tracking and assessment of energy use and technology application • Continuous investigation of potential energy projects • Our Business Solutions Toolkit offers free energy-efficiency posters for your business

  14. HVAC

  15. HVAC • Efficiency Metrics • One ton (12,000 Btu/hr) equals 3.516 kW at 100% efficiency • Coefficient of Performance (COP) • COP = Rated Cooling Output, kBtuh / Rated electrical input, kBtuh • Full Load Value (FLV) • FLV = kW/ton • COP = 3.516 (kW/ton) / FLV efficiency rating (kW/ton) • Energy Efficiency Ratio (EER) • EER = Cooling output (Btuh) / Electricity consumed (watt) • Outdoor air at 95ºF and 40% RH • EER = 12,000 Btu per ton / FLV (watt per ton) • EER = COP x 3.413 • Seasonal Energy Efficiency Ratio (SEER) • Minimum 15 SEER recommended • Heating Seasonal Performance Factor (HSPF) • Minimum 8.0 HSPF recommended

  16. HVAC • Temperature Setback/Setforward • Save 3% per °F per 24 hr • 72°F  68°F ( 4°F) for 12 hr saves 6% • Obtain Proper Humidity Control • In the Summer, decrease relative humidity (RH) to feel cool. • Operation at 78°F / 40% RH provides the same level of occupant comfort as 74°F / 50% RH does. • 74°F  78°F setforward for 24 hr saves 10% to 12% • Remove moisture with desiccant or enthalpy/heat wheel • Relative humidity >70% with temperature >70°F can encourage mold growth! • In the Winter, opposite applies–raise RH to feel warm. • Add moisture with evaporative humidifier • Ultrasonic humidifiers require filtered water Source: ENERGY STAR

  17. HVAC Source: General Electric • Variable Speed Drives/Adjustable Speed Drives/Electrically Commutated Motors (ECM) • Best for variable torque loads often found in variable flow applications (pumps and fans) and greater than 2,000 hours operation • Horsepower varies as the cube of speed/flow • Cut speed/flow by 50% and you cut energy consumption by nearly 90%! (0.5 x 0.5 x 0.5 = 0.125) • 50% to 60% energy savings for HVAC applications • Converts 60 Hz to 120-400 Hz in pulse width modulation • Might run at full load 40% of the time and half speed 60% of the time. • Not as efficient at 100% rated speed

  18. HVAC • Upgrade older HVAC (10 to 15 years) • Chillers: 0.8 kW/ton  0.5 kW/ton (37% less!) • Unitary rooftop: 1.5 kW/ton  1.2 kW/ton (20% less!) Source: courtesy of McQuay International

  19. HVAC Source: Charles Linn, Architectural Record • Air-Source Heat Pumps • Uses the vapor-compression cycle to pump heat uphill—from a lower temperature to a higher temperature.

  20. Image courtesy of ECS Geothermal HVAC • Geothermal or Water-Source Heat Pump • Takes advantage of underground temperatures that range from 45°F (7°C) to 75°F (21°C) year round. • Roughly 30% savings compared to AC/Boiler or AC/Furnace combo • Geothermal requires higher capital investment and much real estate • New construction accommodates verticals and pond loop

  21. Image courtesy of Coil-Tech HVAC • Coil Cleaning • Most commercial HVAC units have multiple coilsstacked or sandwiched together. • Outdoor condenser coils lose less performance with blockage than indoor evaporator coils. • If the evaporator airflow of a 3-ton rooftop unit is restricted by 36%, the capacity drop is 19.4%. • This changes the 3-ton unit to a 2.5-ton unit. • On the other hand, when the condenser coils are 56% restricted, the capacity drops only 10.9%. • Blocked condenser coils can increase condensing temperature by 8°F to 10°F resulting in a 6% to 8% increase in power consumption. • You can check coil performance by measuring the air temperature drop across the coils. • Larger temperature drops of 30ºF or higher indicate that a coil cleaning is in order. • You can also measure supply-fan amperage or filter/coil pressure drop (with fresh filters) and compare this data against last year's readings.

  22. Lighting

  23. Lighting • Lumens—A measurement of the perceived power of light. • 60-watt incandescent ~ 850 lumens (100 CRI) ~ 14 lpw efficacy • 32-watt T8 fluorescent ~ 2,800 lumens (83 CRI) ~ 88 lpw • 400-watt metal halide ~ 24,000 lumens (65 CRI) ~ 60 lpw • 400-watt high-pressure sodium ~ 45,000 lumens (22 CRI) ~ 112 lpw • Color Rendering Index (CRI)—A measurement of a light source's ability to render colors the same as sunlight does. • CRI describes to what degree the light spectrum source is “filled out” 65CRI 92CRI

  24. Lighting Source: PHOTOWORKSHOP.COM • Color Temperature—The apparent/perceived color of a light source compared to the color appearance of an ideal incandescent light source at a particular temperature, expressed in degrees Kelvin (K). • <3,200 K is “visually warm” or red/yellow (good for reading) • Incandescent ~2,800 K • >4,000 K is “visually cool” or blue (good for inspection) • Sunlight ~5,500 K

  25. Lighting Source: Philips Lighting • New Halogen Bulbs • Up to 30% energy savings • Instant on • No mercury • 100 CRI • Compliance with EISA 2007 • Philips Halogena® Energy Saver/Energy Advantage (3,000 hrs) • Sylvania Halogen SuperSaver® (1,000 hrs) • GE Edison™ (2,500 hrs)

  26. Lighting • Replace existing T12 fluorescent lamps with T8 fluorescent lamps (up to 30% savings) • NEMA Premium® Ballasts • A 5% to 7% efficiency improvement (2 to 5 watts) and anti-striation • Programmed start (in series) • Long preheat shuts down after start (up to 50,000 cycles) • Rapid start (in series) • Simultaneous preheat stays on all the time (15,000 to 20,000 cycles) • Instant start (in parallel) • No-preheat; high-voltage start (10,000 to 15,000 cycles) • Not good with occupancy sensors (<30 minute burn)

  27. Lighting • Compact Fluorescent Lighting (CFL) • Advantages over incandescent • The same or more light output (lumens) • A 75% energy reduction • Over six times the rated life! • Energy savings far outweigh the difference in lamp price • Use reflector flood CFLs in recessed-can lights • Consider aluminum reflector CFL PAR lamps. • Issue of mercury content can be addressed • Single, double (T), triple (TR), quadruple (Q) twin-tube (turns) • Twister • Globes • Candelabra Source: NREL

  28. Lighting • Light Emitting Diodes (LEDs) • Heat loss in LEDs is through conduction, not radiation • Heat is the enemy of performance for LEDs • Typically 110°F maximum ambient temperature limit • Enhanced by cold temperatures • Excessive heat and cold diminish fluorescent performance • Frequent switching does not affect rated life for LEDs as it does for fluorescents • Directional nature of LED results in very high luminaire efficacy Incandescent90% heat; 10% light Compact fluorescent 20% heat; 80% light LED 20% heat; 80% light Source: ENERGY STAR

  29. Lighting *At 40% fluorescent rated life; 70% to 90% at 50,000 hours • Comparison with traditional lighting • Very compact and low-profile • Nothing to “break” • No abrupt failure mode • Instant on (no warm-up time required)

  30. Lighting Source: GE Lighting Source: LEDzworld LED Omnidirectional Replacement Lamps

  31. Lighting • Accent lights • Step and path lighting • Cove lighting • Spaces with occupancy sensors • Food preparation areas Source: EERE • Best LED Applications • Exit signs • Undercabinet lighting • In-cabinet accent lighting • Adjustable task lighting • Outdoor area lighting • Recessed downlights • Art display lighting

  32. Lighting • Exit Signs • Annual cost of ownership for LED exit signs is much less than for fluorescent exit signs Incandescent Fluorescent LED Sources: Stock Exchange and DOE

  33. Lighting • Occupancy Sensors • $30 to $150 cost (2 year payback) • Can shorten life of fluorescents with instant start ballast • Passive Infrared (PIR) Sensors • Are based on differences in heat emitted by humans in motion • Require a line of sight and are most sensitive to lateral movement • Are most suitable for smaller, enclosed spaces, such as hallways • Have a maximum coverage area of 1,000 ft2 • Ultrasonic Sensors • Use the Doppler principle • Can “see” around corners • Are most sensitive to movement to and from the sensor • Are most suitable for open spaces, spaces with obstacles, restrooms, and spaces with hard surfaces • Have a maximum coverage area of 2,000 ft2

  34. Lighting • Day Lighting • Skylights/lightpipes, clerestory windows, and roof monitors • Energy savings can range from about $0.25/ft2 to $0.50/ft2, depending on the building type, location, office area plan, and local cost of energy • Photosensor layout is important. • Daylight is BIG! • Foot-candles varies by 2X between summer and winter • Diffuse most of it (5% to 10% direct sunlight maximum) • Do not try to match daylight to electric light (confuses people) • About 3% to 4% of roof area is optimal for energy savings Source: NREL

  35. Lighting • Outdoor and security lighting • Mainly metal-halide and high-pressure sodium • Should be 1 to 3 fc (foot-candles) at ground level • Safety, security, and productivity • DO NOT try to illuminate multiple areas with just one fixture! • Controls save energy • Daylight controls, or photo sensors • Whenever adequate daylight is available • Timer switches • Turn on lights for only short duration • Motion sensors • Turn on lights, or turn up lights that have been dimmed, whenever an occupant is present LED (left) vs HPS (right) Source: Beta Lighting & EERE

  36. Heating Systems

  37. Heating Systems • Measuring Boiler Efficiency • Fuel-to-steam efficiency is the best efficiency metric • Boiler output (Btu)/boiler input (Btu) • Accounts for both combustion and thermal efficiency, radiation, and convection losses • Efficiency mainly influenced by boiler design • Number of passes more important than add-on (turbulator) • Burner/boiler compatibility (accounts for geometry, heat transfer, and so on) • Burner controls (independent control of fuel and air is best) • Heating surface (square feet/boiler HP; 5 ft2/HP is desired) • Other factors • Flue gas temperature directly correlates with efficiency • Fuel hydrogen/carbon ratio (fuel oil > natural gas) • Excess air (10% to 12%) • Ambient temperature (every 40°F ~ 1% efficiency change)

  38. Heating Systems • Proper BoilerAir:Fuel Ratio • Efficiency improvements • 82.8%  85.4% = 2.6% • 68.2%  76.0% = 7.8% Source: Gas Technology Institute

  39. Heating Systems • Insulate steam pipeswith at least ½" insulation • For a 350°F process steam pipe, savings are $5,000 for 2" dia. and $10,000 for 4" dia. pipe • Diminishing returns for insulation thickness > ½"

  40. Heating Systems (Source: courtesy of Viessmann, 1: gas burner; 2: heat exchanger surface; 3: control unit) • Condensing Boilers • Efficiencies of 88% to 95% • Captures the additional latent heat released from condensing flue gas (up to 12% to 13% of the original energy content of the gas). • Reduces flue gas temperature from 250°F to 350°F (120°C to 180°C) to around 130°F (55°C). • Return water must be below approximately 140°F. • Radiant floor heating, swimming pool and spa heating, and facility hot water heating are good applications.

  41. Heating Systems • Tankless Water Heaters • $650 to $1,000 for a tankless design versus $300 for tank • 10% to 30% more energy efficient • Requires 20 kW to 100 kW of power capacity • 250 to 500 amp service • Three factors that favor tankless • Significant periods of non-use • Required flow rates are less than 6 gal/minute with a temperature rise of 80°F to 90°F • When first cost is less important than total life cycle costs Source: Takagi

  42. Heating Systems Source: Andy Walker, NREL • Solar Thermal Hot Water • Active • Passive • Direct (Open Loop) • Indirect (Closed Loop)

  43. Heating Systems Source: Renewable Energy Inc. • Solar Thermal Sample Economic Justification • 40 ft2 evacuated tube array $7,000 installed cost (market price) - $2,100 Federal incentive (30%) - $2,500 State incentive $2,400 expense • 83 gallons of hot water per day at 120⁰F • 83 gal x 8.34 lb/gal x (120F-60F) x 1 Btu/lbF = 41,530 Btu • 41,530 Btu/day or 15,160,000 Btu per year • Equivalent annual electric costs (at $0.08/kWh) = $385 • Equivalent annual gas costs ($1/therm) = $240 • Simple payback of 6 to 10 years • NPV of $967 and IRR of 13% for 7% cost of capital and 15 year life for electric case

  44. Heating Systems Source: DOE • Swimming Pool Energy Conservation • Solar thermal water heating • 80% of installed solar thermal capacity is for pool heating • 1,000 Btu per panel square foot per day • Reduce evaporation losses • Pool covers save 50% to 70% • Create windbreaks from trees, shrubs, or fences • Optimize pump systems • High-Efficiency Pumps • Water Circulation: Reduce Pump Operating Time • Use timers to achieve short cycles

  45. The Business Solutions Toolkit • Links found on the Pacific Power website • Can access direct at pacificpower.net/toolkit • Register to use the Toolkit and you will receive our monthly e-mail newsletter

  46. What is in the Toolkit

  47. Online Business Tools www.pacificpower.net/toolkit

  48. Home Energy Savings Program • Incentive program for Pacific Power residential customers • Cash back to customers who purchase and install qualified energy-efficient equipment and services • Appliances • ENERGY STAR light fixtures and ceiling fans • Specially priced CFLs at Participating Retailers • Heating and cooling equipment/services • Windows and insulation (available in Washington) • Incentives available if you manage multifamily units

  49. Energy Trust of Oregon Programs • Existing multifamily complexes • Energy Trust helps multifamily property owners reduce the cost of energy-efficiency projects by offering cash incentives to contractors or their customers for completing energy efficiency projects • Incentives are currently available for: • insulation • windows • exterior doors • lighting • HVAC improvements • water heating • clothes washers • dishwashers • refrigerators

  50. Contacts • For more information please phone us: • Call yourBusiness Solutions Team for answers to service and account questions at 1-866-870-3419 • Visit our website at: • Efficiency programs and incentives Web page – pacificpower.net/wattsmart • Business Solutions Toolkit – pacificpower.net/toolkit • Or contact us directly: • E-mail us at energy.expert@pacificorp.com • Use our online inquiry form – pacificpower.net/inquiry • Call our Customer Hotline at 1-800-942-0266 • Also visit the Energy Trust of Oregon website at energytrust.org © 2009 Tech Resources Inc.

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