U d t dUpdated Procedures for
Commercial Building EnergyBuilding Energy
Audits Jim Kelsey, PE
kW Engineeringwww.kw-engineering.com
What we’ll cover
Background of ASHRAE’s “Procedures2
Background of ASHRAE s Procedures for Commercial Building Energy Audits” Quick Summary of Audit LevelsQu c Su a y o ud e e s Putting together a successful audit
implementation teamp What to look for in the audit Technical points to look forTechnical points to look for Balancing costs, accuracy
& time spentp The future. What next?
Energy Audits are like photographygy p g p y
Everybody thinks they can do it
3
Everybody thinks they can do it Tools are cheap and available Producing a product is easyProducing a product is easy But results may vary…
In fact, a lot of skills and experience are needed to ensure that recommendations are costthat recommendations are cost effective, technically feasible, and result in significant energy sa ingssavings
Backgroundg
86% of building construction
4
gexpenditures are on existing buildings If we’re to get to net zero we need
t dd dit i i ti b ildito address audits in existing buildings There is a lack of industry
standardization on audit methodsstandardization on audit methods Need for a common vocabulary &
Standardized methods 2004 Publication referenced by LEED EBOM Commercial PACE Programs Commercial PACE Programs Proposed ASHRAE Std 100 (2012?)
San Francisco Ordinance5
All commercial buildings to submit energy usage data g gy gannually and conduct energy audits every 5 years* Annual Energy Benchmark Summary (AEBS) report
b itt d ll i EPA ENERGY STAR P tf lisubmitted annually using EPA ENERGY STAR Portfolio Manager
Building Size Audit Level* Required 5,000-49,999 sq ft ASHRAE Level 1 - Walk-through Analysis
50,000+ sq ft ASHRAE Level 2 - Energy Survey / Engineering Analysis
*See www.sfbos.org/ftp/uploadedfiles/bdsupvrs/ordinances11/o0017-11.pdf
Highlights of what was added – 2nd Edg g
Much more info on “how to” do audits6
Much more info on how to do audits Importance of team building & human factors Summary of measurement approaches Summary of measurement approaches Lifecycle cost approaches Excel templates Checklists
Greatly expanded “how to” sectionssections
200
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160
180
100
120
140
es
60
80
100
pag
Level Definitions
"How To"
20
40
60
Forms
02004 Version 2011 Version
* This is placeholder cover design – actual is not yet final
ASHRAE Energy Assessment Levelsgy
Minor changes in Level Definitions8
Minor changes in Level Definitions Removed requirement for analysis of no-cost
and low-cost measures under Level 1a d o cos easu es u de e e Levels I, II, and III have become 1,2 and 3 Added summary table to make levels clearerAdded summary table to make levels clearer
Preliminary Energy U A l iUse Analysis
• Calculate kBTU/sf• Compare to similar
Level 1: Walk-through• Rough Costs and Savings for EEMs
Level 2: Energy Survey & Analysis
• Identify Capital Projects
gy y y• End-use Breakdown • Detailed Analysis• Cost & Savings for EEMs• O&M Changes
Level 3: Detailed Survey & Analysis• Refined analysis• Additional MeasurementsAdditional Measurements• Hourly Simulation
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LevelProcess 1 2 3Conduct Preliminary Energy Analysis (PEA) ● ● ●Conduct walk-through survey ● ● ●Identify low cost/no cost recommendations ● ● ●Identify low-cost/no-cost recommendations ● ● ●Identify capital improvements ● ● ●Review M&E design, condition and O&M practices ● ●Measure key parameters ● ●Analyze capital measures (savings & costs including interaction) ● ●y p ( g g )Meet with owner/operators to review recommendations ● ●Conduct additional testing/monitoring ●Perform detailed system modeling ●Provided schematic layouts for recommendations ●
Le elLevelReport 1 2 3Estimate savings from utility rate change ● ● ●Compare EUI to that of similar sites ● ● ●Summarize utility data ● ● ●yEstimate savings if EUI met target ● ● ●Estimate low/cost / no-cost savings ● ●Perform detailed end-use breakdown ● ●Estimate capital project costs and savings ● ●C l t b ildi d i ti d i t i tComplete building description and equipment inventory ● ●General description of considered measures ● ●Recommended M&V method ● ●Financial analysis of recommended EEMs ● ●Detailed description of recommended measures ●Detailed description of recommended measures ●Detailed EEM cost estimates ●
10 Level Summary
Preliminary Energy Use Analysis (PEA)y gy y ( )
Done prior to site visit
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p Required 1st step for Level 1 audit Compile billing data Calculate Energy Use Intensity (EUI) kBTU/sf or MJ / m2
Compare to similar buildings Energy Star / CBECs E IQ ( i lbl ) Energy IQ (www.energyiq.lbl.gov) Your portfolio
(don’t forget to correct for weather, schedules, etc.)(don t forget to correct for weather, schedules, etc.)
Preliminary Energy Analysis
50%k Your Building = 80 kBTU/ft2
y gy y12
40%
Stoc
k Your Building = 80 kBTU/ft2
20%
30%
ildin
g
0%
10%
of B
u
0%0 20 40 60 80 100
erce
nt
Building Energy Use Intensity (kBTU/ft2 or MJ/m2)
Pe
Level 1- Walk-through gProcess
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Conduct Preliminary Energy Analysis (PEA)
Conduct walk through survey Conduct walk-through survey Identify low-cost/no-cost
recommendations Identify capital improvementsReport (brief) E ti t i f tilit t h Estimate savings from utility rate change Compare EUI to that of similar sites Summarize utility dataSummarize utility data Estimate savings if EUI met target
Level 2 – Energy Survey and Analysisgy y y14
Level 2 – Energy Survey and Analysisgy y y
Process
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Detailed site visit Review M&E design, condition
and O&M practicesand O&M practices Measure key parameters Analyze capital measures
( i & t i l di(savings & costs including interaction)
Meet with owner/operators to i d tireview recommendations
Level 2 – Energy Survey and Analysisgy y y
Report
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Estimate low/cost / no-cost savings
Perform detailed end-use Perform detailed end use breakdown
Estimate capital project costs and savingssavings
Complete building description and equipment inventoryG l d i ti f General description of considered measures
Recommended M&V method Financial analysis of
recommended EEMs
End Use Allocation17
End Use kWh therms kBTU %End Use kWh therms kBTU %
Lights 85,668 292,300 14%
Misc Equip 145,457 496,300 23%
Space Heating 8,336 833,600 39%
Space Cooling 78,605 268,200 13%
P 645 2 200 0%Pumps 645 2,200 0%
Fans 52,550 179,300 8%
DHW 547 54,700 3%, %
Total Estimated 362,925 8,883 2,126,600 100%
Historical Billing 366,455 9,217 2,172,044
Percent of Actual 99% 96% 98%
Total per sq ft 11.9 0.3 69.5
Detailed End Use Allocation
LightsFansDHW3%
14%
Pumps0%
8%
Space Cooling13%
Misc Equip23%
Space Heating39%
18
39%
The Energy Balancegy
AKA Utility Bill Calibration, Energy Use Allocation19
AKA Utility Bill Calibration, Energy Use Allocation Idea is fundamental –baseline energy estimates
should match bills If they don’t, you
don’t understand the building If this isn’t done,
i k fyou run risk of overestimating savingssavings
EEM Summary TableNRG Geeks Inc.
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Level 3 – Detailed Analysisy
Level 2 and then some…21
ProcessAdditional testing / Additional testing / monitoring
Detailed system Detailed system modeling
Schematic Schematic layouts for recommendations
Level 3 – Additional Scope & Valuep
Level 2 and then some…22
Report Detailed description Detailed description
of recommended measures
Detailed EEM cost estimates
LCCA
Approaches to date have missed human factors Team building is key to audit &
missed human factors23
Team building is key to audit & implementation success Seek involvement with key players at site Let folks do what they’re good at Leave site staff with the knowledge to follow through Don’t believe everything you hear Site inspections with staff can be misleading Your questions may be threatening
Building a Balanced Teamg24
Committed managementCommitted management Engaged financial staff who
understand risks and rewardsunderstand risks and rewards Trained building engineers Trusted contractors and vendors Trusted contractors and vendors Utility account representatives E d d i f d b ildi t Engaged and informed building occupants Trained and experienced energy auditor
Costs vs. Accuracyy25
Energy auditing seeks to strike aEnergy auditing seeks to strike a balance between time spent and the value returned Important to allow flexibility to
seek best return on time Too little effort may result in less
identified potentialp Too much effort… gilded lilies and
science projectsp j
How to Hire an Energy Auditorgy26
Use either Competitive Bidding or Sole-sourceUse either Competitive Bidding or Sole source Using sole-source can be quicker, but competitive bids may result in a lower price Consider effect of price on results.
Low price may not be best choice What to look for from a good auditing firm: What to look for from a good auditing firm: References, work samples, and
resumes of key staff membersy Professional certifications Vendor-neutral Solution-neutral
What to ask for in an audit reportp27
Actionable recommendationsActionable recommendations Realistic treatment of rates Transparent analysisp y Guidance to more resources Reasonable savings estimatesg Reasonable cost estimates Analysis of interactive effectsy Measurements of key input variables Monitoring of baseline performanceg p Hourly modeling
Top 10 to check in an energy auditp gy28
1 Proposed measures are feasible and appropriate for the building1. Proposed measures are feasible and appropriate for the building2. Proposed measures meet /exceed applicable building codes3. Data are internally consistent4 Savings estimate methods follow established principles and methods4. Savings estimate methods follow established principles and methods5. Energy savings estimates are reasonable compared to quick
estimates and historical energy use6 Proposed cost estimates are reasonable relative to field experience6. Proposed cost estimates are reasonable relative to field experience7. Cost savings adequately treat utility rates8. Interactions between EEMs are identified and addressed 9 Recommendations and report meet the project scope goals and9. Recommendations and report meet the project scope, goals, and
client’s needs10. Financial discussion includes current and viable mechanisms
available per the tax structure, location, and motivations of the client
New Resources
Live Excel - customizable
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Preliminary Energy Analysis Template Energy Efficiency
Measure Summary Table TemplateTable Template Template Forms Measure checklists Complete IEA Energy
Process Assessment P t l h db kProtocol handbook
Conclusions / Future Work
There’s a lot of new material that provides a30
There s a lot of new material that provides a good foundation for best practices Still much to add to make this 2nd edition S uc o add o a e s ed o
publication comprehensive More detail on modeling and analytical methods Additional treatment of Cx and RCx We need an audit standard BEAP certification
will help
Questions?31
Contact:Jim Kelsey, [email protected]
www.ashrae.org/bookstorewww kw-engineering com/auditswww.kw engineering.com/audits