ADD 2 - EXHIBIT C ENERGY AUDIT

Transcription

1 ADD 2 - EXHIBIT C ENERGY AUDIT

2 Alexander House ENERGY AUDIT LEVEL II Client Alexander House Project Address Alexander House nd Ave., Silver Spring, MD Created Mariana Azaola, Jonathan Lemmond, Raghu Sunnam Reviewed Andrew Silverstein

3 Contents 1 Executive summary Acknowledgement Scope of work ASHRAE Energy Audit Level II Building System and Operation Information Building Characteristics and Primary Building Type... 9 Building Use and Overall Building Schedule... 9 Building System Overview and Technical Information Building Specific Heating System Capacity Building Specific Cooling Capacity Building Specific Ventilation Capacity Utility Cost Information (used for all calculations) Building Envelope Windows Doors Exterior Wall Construction Lighting Illumination Levels Lighting System Efficiency Lighting Schedules HVAC Heating and Cooling Ventilation System Duct and Pipe Systems Domestic Water Domestic Water Utility Costs Domestic Water Heating Domestic Water Pumping Alexander House Level II Audit Report 2

4 Generator Appliances and Kitchen Equipment Building Automation Systems Energy consumption Energy Benchmarking Average End-Use Consumption Breakdown for Apartment Buildings according to CBECS Expected End-Use Consumption Breakdown for Alexander House Recommendations Energy Conservation Measures Upgrade Lighting Systems Replace Domestic Water Tank Insulation Jacket and Fix Damaged or Install Missing Pipe Insulation Upgrade Bathroom Faucet Aerators Install Variable Frequency Drives on Domestic Water Pumps and Consider Smaller Pumps Upon End-of-Life Replacement Repair Variable Frequency Drive (VFD) for AHU-3 and consider VFDs for AHU-1 and AHU Replace and Upgrade Exhaust Fans Insulate Exterior Walls Repair Ducts and Consider Duct Leakage Test Upgrade Residential Appliances with ENERGY STAR Appliances 57 Additional Recommendations Update building documentation Encourage residents to reduce energy consumption Educational campaign for reducing plug loads Utilize Sub metering - Energy Use Display and Web Based Analysis Adjust setpoint and setback temperatures Apply for ENERGY STAR Certification Have a Third Party Provider Shop for Cheaper Utilities Alexander House Level II Audit Report 3

5 Eliminate wind tunnel in lobby Replace Aluminum Windows with High Performance Fiberglass Windows and Doors Redesign and Replace Apartment Heat Pumps Summary of recommended measures Alexander House Level II Audit Report 4

6 1 Executive summary In advance of a planned retrofit of Alexander House, the Housing Opportunities Commission hired Elysian Energy and Baumann Consulting to conduct an ASHRAE Level II Energy Audit to identify energy impacts of potential investments. This report relays the results of the observations made on the walk-through on February 25 and the analysis that followed. It is recommended to strategically consider the inclusion of the energy conservation measures (ECMs) suggested in this report. Low cost measures may be implemented immediately and capital improvements should be discussed by management and considered in the capital expenditure plan. Based on our walkthrough, we identified two types of energy conservation measures (ECMs). First, we identified low cost measures. Second, we identified capital improvements that have a longer estimated payback time and many other benefits that contribute to the marketability and overall building value. All Low Cost measures, suggested capital improvements, and additional recommendations are as follows and described in more detail in chapter 6: Low Cost measures: - Replace Domestic Water Tank Insulation Jacket and Fix Damaged or Install Missing Pipe Insulation - Upgrade Bathroom Faucet Aerators - Repair Variable Frequency Drive for AHU-3 - Repair Ducts Capital improvements: - Upgrade Lighting Systems - Install VFDs for AHU-1 and AHU-2 - Install Variable Frequency Drives on Domestic Water - Replace and Upgrade Exhaust Fans - Insulate Exterior Walls - Upgrade Residential Appliances with ENERGY STAR Appliances Additional recommendations: - Prepare a Level III energy audit, including a detailed energy model of Alexander House to compare, in detail, the relative performance of major design concepts under consideration prior to any major renovation. Elysian Energy, LLC would be extremely pleased to prepare a proposal to perform this work. - Update building documentation. - Encourage residents to reduce energy consumption - Educational campaign for reducing plug loads Alexander House Level II Audit Report 5

7 - Utilize sub metering energy use displays with web based analytics - Adjust setpoint and setback temperatures - Apply for ENERGY STAR Certification - Have a third party provider shop for cheaper utility costs (i.e. leverage deregulated marketplace for competitive pricing) - Eliminate wind tunnel in lobby A note about our projected return on investment (ROI): Maryland has a robust incentive landscape for ECMs. The electric utility that serves Alexander House, Pepco, has significant incentives for lighting, HVAC, in-unit appliances and VFDs (among others). These incentives were not included for several reasons: 1. Pepco does not guarantee a specific incentive amount until their engineers review projects and issue a rebate reservation letter. 2. Funding. Pepco s programs, while well funded when compared to other states programs, is not unlimited, and funds are set aside on a first-come, first-served basis. 3. The rebate reservation letter only reserves the rebates for 6 months before they expire. Depending on which projects make the most sense, delaying the submission of project details to Pepco will likely synch timelines such that HOC need not reapply. In summary, the ROI included in our calculations represents a reasonable market-rate estimate using current market data. Elysian Energy, LLC is an authorized Pepco Trade Ally, and as such, we are happy to assist HOC with securing any and all applicable Pepco rebates should the need arise. Typically, the Pepco incentives account for 20-50% of any given project s installed cost, accelerating the ROI accordingly. Alexander House Level II Audit Report 6

8 2 Acknowledgement Elysian Energy, LLC is compelled to recognize the invaluable technical contributions of Baumann Consulting on this Level II Energy Audit. Jonathon Lemmond and Raghu Sunnam were instrumental with advisement generally and HVAC and VFD analysis specifically. The energy audit aims to enhance the quality and energy efficiency of the building as well as to increase the well being of its patrons and employees. We highly appreciate the generosity of the management and staff for their assistance during the site visits. A special thank you must be made to Greg Szymanski, Property Manager, and Francisco Sandival, Building Engineer. Elysian Energy, LLC 1414 Fenwick Lane Silver Spring, MD Baumann Consulting 1424 K St NW Suite 500 Washington, DC Alexander House Level II Audit Report 7

9 3 Scope of work ASHRAE Energy Audit Level II ASHRAE s (American Society of Heating, Refrigeration and Air Conditioning Engineers) Level II energy audits are a means of evaluating buildings and determining the potential energy savings from improvements, while balancing initial capital expenditures. Elysian Energy, LLC conducted a comprehensive Level II Energy Audit based on: - Elysian Energy, LLC and Baumann Consulting s review of electricity and gas bills, building designs and other documentation provided prior to the site visit. - Walk-through assessment on March 2, Evaluation and consolidation of conversations with building staff and occupants, analysis of data collected during the March 2 walkthrough, and research of the building systems surveyed. The results of the ASHRAE Energy Audit Level II include the following - a benchmark of energy consumption data; - a walk-through survey and interview with facilities personnel; - a breakdown of energy consumption; - a description and evaluation of all energy related systems; - a detailed description and analysis of low-cost / no-cost measures; - a detailed cost and savings analysis of all practical measures; - recommendations for operation and maintenance procedures The analysis of the utility costs identifies areas with the largest potential for energy consumption reduction, and supports the development of specific energy conservation measures with the aim to reduce the energy consumption and operating costs of Alexander House. Proposed measures provide a long-term strategy for a more sustainable building operation. Alexander House Level II Audit Report 8

10 4 Building System and Operation Information Alexander House owners are planning a complete renovation of the property s residential units, interior lobbies, hallways, and building systems. While the scope and design of the renovation is not finalized, the energy audit team was informed that the renovation is planned to begin as early as the summer of 2015 with an expected completion time horizon of December Building Characteristics and Primary Building Type Property ID: Alexander House Year of Audit: 2015 City: Silver Spring State: MD ZIP: Latitude: Longitude: HDD: 4786 CDD: 1378 Year of Data: 2014 Gross Floor Area [ft²] 365,823 Total Conditioned Area [ft²] 274,995 Conditioned Residential Area Conditioned Common Area 231,164 [ft²] [ft²] 43,831 Retail space Currently vacant 1,000 ft 2 Number of parking spaces 203 spaces, Parking Area [ft²] 88,680 ft² Number of floors of below grade parking 3 Current Occupancy [%] 94.53% Number of conditioned floors: Above Below 16 Grade: Grade: 0 Year of Construction: 1992 Primary Building Type: Multifamily Residential Room Types 31 efficiency; Bedroom; Bedroom 4.2 Building Use and Overall Building Schedule Number of Residents 431 Number of Full-Time Equivalent Employees Building Operation: Monday - Friday Building Operation: Weekends & Holidays Maintenance Building Use Special Use Areas Other Notable Conditions 7 total; 3 facility staff 24/7/365 24/7/365 Quarterly maintenance is performed by JK Kirkland on the three boilers and three rooftop packaged units. Facility staff performs regular maintenance on all other systems. Multifamily Residential Pool pump room in other building not included in energy audit NA Alexander House Level II Audit Report 9

11 4.3 Building System Overview and Technical Information Heating System Type of Heating Complete Heating Capacity (installed) Fuel Type Set Points Pipes Completely Insulated Cooling System Type of Cooling Complete Cooling Capacity (installed) Fuel Type Set Points Pipe and Duct Completely Insulated Ventilation System Type Domestic Water Type & Number of Boilers Complete DHW capacity Fuel-Type Temperature Set Points Pipes Completely Insulated Lighting & Automation System (A-E) Common Area Illumination Level Main Type of Luminaries Lighting Control Room Control Outdoor Lighting Control Description Residential: Electric heating coils in each apt s indoor unit primary source. Common: Rooftop AHUs have gas supply and serve common spaces. Four fan coil units located in underground parking garage supply up to first floor common areas. 16,300 MBtu/h Natural gas and electric for common areas; electricity for residential units Unknown 64 F Estimated No Description Electric heat pumps for each apartment. 7,155 MBtu/h Electricity Unknown No Description Three main 100% outside air rooftop air handling units provide air to the common corridor spaces. Description Three boilers 3,010 MBTU/h Natural Gas Unknown No Description Generally low. Not ample opportunity to decrease lighting in common areas. T8 florescent, some T12, incandescent in hallways sconces, Exterior incandescent and CFL Primarily manual switches. Lighting in hallway and stairwells on 24/7/365 Manual switches Timer consistent with sunrise and sunset. The timer is adjusted approximately four times a year. Alexander House Level II Audit Report 10

12 4.3.1 Building Specific Heating System Capacity Alexander House Heating System Total Heating Capacity In Unit Electric Heat Residential Unit Heat Pumps Rooftop AHUs (w/ heating and cooling) Common Area Heat Pump Baseboard Heaters and Other Electric Heaters Capacity (MBtu/h) 16,300.5 MBtu/h 9,292 MBtu/h 5,598 MBtu/h 960 MBtu/h 450 MBtu/h (est) 0.5 MBtu/h (est) Building Specific Cooling Capacity Alexander House Cooling System Total Cooling Capacity Residential Unit Heat Pumps Rooftop AHUs (w/ heating and cooling) Common Area Heat Pump and Air Conditioner Capacity (MBtu/h) 7,155 MBtu/h 5,598 MBtu/h 1,071 MBtu/h 486 MBtu/h Alexander House Level II Audit Report 11

13 4.3.3 Building Specific Ventilation Capacity Alexander House Ventilation System Supply Air Exhaust Air Capacity (CFM) 19,500 CFM(maximum) 40,000 CFM (est) Utility Cost Information (used for all calculations) The following tables of utility cost information were taken from energy consumption and associated costs at Alexander House, spanning from December 2012 to December Electricity Cost Index Units Electricity Cost (Dec '12 - Dec '14) Alexander House Elec Usage Jan '13 - Dec '13 Alexander House Elec Usage Dec '12 Alexander House Elec Usage Jan '14 - Nov '14 Electricity Usage kwh 154,800 kwh 1,508,400 kwh 1,354,800 kwh 3,018,000 kwh Average rate $/ kwh $/kwh $/kwh $/kwh $/kwh Cost $ $ 17, $ 176, $ 158, $ 351, Net Floor Area ft² 43,831 ft² Specific Cost $ / ft² 8.02 $/ft² Total Gas Cost Index Units Alexander House Gas Usage Dec '12 Gas Cost (Dec '12 - Dec '14) Alexander House Gas Usage Jan '13 - Dec '13 Alexander House Gas Usage Jan '14 - Dec '14 Gas Usage Therms 5,783 therms 64,207 therms 67,858 therms 137,848 therms Average rate $ / Therm $/therm $/therm $/therm $/therm Cost $ $ 7, $ 56, $ 60, $ 124, Net Floor Area ft² 274,995 ft² Specific Cost $ / ft² 0.45 $/ft² Total Alexander House Level II Audit Report 12

14 Building Envelope Windows Alexander House is equipped with aluminum-framed windows and skylights. Surveyed windows were single 5/8 paneled and horizontal sliding. According to the building specifications, air infiltration through windows should not to exceed 0.04 CFM/foot of crack length. A surveyed window in room 1408 was measured at 5.17 wide by 5.03 high a perimeter length of 20.4 and associated design infiltration of CFM. Based on the documents provided to the audit team, there are 438 windows and an associated design infiltration through those windows that is estimated to be 357 CFM. The energy auditors believe this estimate to be conservative as the windows are from the original construction and with noticeable leakage around surveyed windows Doors Alexander House apartments have wooden and sliding glass doors with thermal breaks. The energy auditors focused attention on the sliding glass doors because, during the survey, significant air leakage was noticed. According to the building specifications, air infiltration in aluminum sliding glass doors was not to exceed 0.1 CFM/ft 2. The sliding glass doors consist of a single 1 inch thick clear insulating glass that are factory pre-glazed and sealed with polyurethane type joint sealer. A balcony door in room 1408 was measured at 7 10 wide by 7-11 high a total area of about 62 ft 2. Aluminum door frames in contact with the building masonry are coated with an insulating material. While the building specifications called for a properly aligned and plumb installation, the doors (and windows) were reported and surveyed as drafty. With high heating costs, opportunity abounds for replacement with more efficient and better sealed doors. Based on the documents provided to the audit team, it was estimated that there are 274 sliding glass doors and an associated design infiltration through those doors of 27.4 CFM. The energy auditors believe this estimate to be conservative as the windows are from the original construction and leakage around surveyed windows was noted. The energy auditors also noticed a wind tunnel effect in the main lobby of the Alexander House. This phenomenon occurs when the primary entrance and the secondary lobby door are open at the same time. On cold days, the receptionist in between the two doors is subject to quick changes in temperature. During the onsite visit, the receptionist was equipped with a portable electric heater. Installing a door between the two lobby entrances may mitigate this negative effect. Alexander House Level II Audit Report 13

15 4.4.3 Exterior Wall Construction Alexander House was built with concrete slabs. Interior walls were reported as drafty and IR images from inside residential units confirmed significant air infiltration and poor or a complete lack of wall insulation. Adding insulation where possible will improve the thermal comfort of residences and decrease heating and cooling loads. This issue will also be addressed by properly balancing the fresh air supply with exhaust. The current ventilation imbalance (much more mechanical exhaust than supply) is a significant source of air infiltration. Three factors contributing to high infiltration: 1. Seals and insulation in Alexander House are not insufficient to prevent air infiltration. Infrared images collected by the energy auditor show missing insulation between studs for some exterior walls. 2. The exhaust ventilation capacity is much higher than the mechanical supply. The combined effect poses a negative pressure on the building and outside-air is pulled into the building. Fixing the ventilation system will decrease this induced infiltration of the building and associated (and unnecessary) costs. 3. Thermal bridging caused by the building s core structure. There is no recommendation for reducing this factor. For a building with 4786 Heating Degree Days (HDD), the recommended insulation value through opaque exterior walls for heated areas is a U value of 0.20 (Btu/hr/sq ft/ F). Infrared Images of Building Envelope Description Photo Room 1408, Window In addition to the 12.1 deg C temperature of the window frame and noticeable air leakage through bottom portion of the frame, the exterior wall is likely uninsulated or poorly insulated. Gaps in insulation are noticed between the wall studs. Room 1720, sliding glass door The perimeter of the sliding glass door appear to be extremely leaky and cold. Alexander House Level II Audit Report 14

16 Room 105, exterior wall and window. This infrared camera feature highlights the coldest part of the image. In this case, cold outside air appears to leak in through the interface of the floor and exterior wall. Room 105, closet on exterior wall. This infrared camera feature highlights the coldest part of the image. In this case, cold outside air appears to leak in through the bottom of the closet. The bottom shelf of the closet is colder than the aluminum window frame. Room 1720, closet on exterior wall. Without exterior insulation, the exterior wall closets in each apartment are a source of draft. We recommend the following measures for the building envelope: 1. Replace the single pane aluminum frame windows and doors with high performance fiberglass framed windows and doors. 2. Add insulation to exterior walls. Alexander House Level II Audit Report 15

17 4.5 Lighting To determine the energy savings potential from lighting, Elysian Energy considered the four means of reducing lighting loads and costs: 1. Reducing illumination levels. 2. Improving lighting system efficiency. 3. Reducing operating hours. 4. Taking advantage of available day lighting. In the recommendation section we present an evaluation of the feasibility of these recommendations Illumination Levels The opportunity for reducing illumination levels at the Alexander House is limited to the common areas. Residents set illumination levels based on personal preferences. However, property management has more control over the illumination levels in common areas and must balance potential energy cost reductions with safety, code requirements, function and tenant preferences. To gauge the illumination levels of the common areas, the energy audit team took illumination level measurements. All tests were conducted with an EXTECH heavy Duty Data logging Light Meter. Additional details are provided in the table, below: Location Hallway below apartment entry luminaire Light Level (lux) Recommended level 1 (lux) 56.5 Maintained average Illumination: Eligible for reduced illumination? No Photo Hallway below candelabra luminaire 7 Maintained average Illumination: No 1 IESNA 9 th Edition Handbook, 200, Illuminating Engineering Society of North America Alexander House Level II Audit Report 16

18 Hallway between two candelabra luminaires 6.2 Maintained average Illumination: No Hallway between two apartment entry luminaires 63 Maintained average Illumination: No Stairwell 1 st Maintained average Yes No photo floor lux Illumination: Stairwell G Yes No photo Stairwell between 1 st floor and G1 Stairwell between 1 st floor and landing 1 st and 2 nd floor Chute (10 th floor) 67.3 No No photo 38.1 No No photo Working areas where visual tasks are only occasionally performed: Yes Lower illumination levels would be acceptable in the chute and stairwells. Lower levels would not be acceptable in hallways. The hallways are generally dark and it is recommended to improve the uniformity of hallway illumination levels, avoid dark spots, and increase sense of safety. Alexander House Level II Audit Report 17

19 4.5.2 Lighting System Efficiency For the purposes of determining the feasibility of improving the lighting system efficiency, the auditors team surveyed all exterior and interior light fixtures and bulbs. Common Areas Area Type Watts per bulb (W/L) Hallways levels 3-17 and lobby Hallways level 1 & 2 and lobby Hallway level 2, party room Business Center level 2 Lobby Candelabras Incandescent Candelabras CFL Quantity of bulbs (L) Total Bulb Wattage (W) Notes ,320 24/7 Lobby chandeliers /7 CFL /7 T /7 BR On switch incandescent Level 1 CFL Globes On switch restrooms Level 1 A ,080 On switch Party room, lobby entry, terraces incandescent Breezeway Mercury ,190 On timer Breezeway entry and patio PAR30 flood ,560 On timer Garage entry Mercury On timer wall Patio Posts HPS ,200 On timer Apartment Recessed cans 9 5,598 50,382 24/7 entry doors (2) PLs Chute T ,024 24/7 DHW, generator & shop T ,984 On switch Roof CFL On switch Roof Jelly Jars A ,320 On switch incandescent Elevators PAR /7 Garage T ,728 24/7 Alexander House Level II Audit Report 18

20 Garage UT8 2 (2) /7 elevator landings & dock hallway Loading dock T ,584 24/7 Offices T On switch Offices CFL On switch Mailbox room T /7 Hallways & Exit signs Exits Stairwells 1 & T12 4 (2) /7 2 top floors Stairwells 1 & T8 4 (2) ,736 24/7 2 Total (common areas) 99,184 W Apartments Area Type Watts per bulb Quantity of bulbs Total Bulb Wattage Notes Kitchens T ,555 52,870 5 lamp fixture Dinning Room CFL A19 A19 incandescent ,555 13,062-93,300 3 lamp fixture Bathroom vanity CFL Globes 9 3,212 28,908 1 bath units w/4 or 10 bulbs 2 bath units w/16 bulbs Bathroom heat lamps BR30 Incandescent Closets CFL ,500 4,043-8,086 Hallways CFL ,043-12,129 Total (apartments) TOTAL (common + apartments) 1 or 2 bulbs / fixtures 209, ,793 W 308, ,977 W The largest lighting capacity is in residential bathrooms, kitchens and dining areas even after this community has participated in the Pepco Quick Home Energy Check-up with efficient light bulbs, faucet aerators and showerheads retrofits. The bathroom heat lamps account for over one-third of installed lighting power capacity (35% - 51%). Alexander House Level II Audit Report 19

21 CFL 9 W apartment vanity globes CFL 14 W A type light bulbs CFL 13 W apartment light bulbs While more than 70% of the lighting capacity at Alexander House is in the apartments, the roughly 99 kw of lighting power capacity currently in the common areas, is significant, especially since most of the common area lighting remains on constantly. To put that into perspective, roughly x 3.3 solar panels at 200 W each would need to be installed to keep all of the common area lights on. 40 W incandescent candelabra in hallways 32 W T8 4 ft. (2 lamp) fixture in chute Based on the survey data, for every hour all common area lights are on, the approximate cost of electricity is about $10.89 dollars per hour (at $0.11/ kwh). If all common area lighting has all lights on for 12 hours a day, the corresponding annual cost of electricity would be approximately $47,698. If these lights remain on 24 hours a day, the annual cost would be $95,396. A quick lighting upgrade project would thus start paying itself back at almost $50,000/year. By upgrading just the garage and stairwells fixtures from 64 W to 20W LED fixtures, with the same lumen output, and assuming 24 hours of use a day, Alexander House would save over $15,128 a year. If occupancy controls are added, savings could be reduced up to 30% more. Alexander House Level II Audit Report 20

22 60 W incandescent A type light bulb in rooftop wall 65W PAR30 flood light in patio There are additional improvement opportunities by replacing all lights that are on 24 hours a day 365 days a year like the hallways with 40 W incandescent candelabras, the chute, garage and stairwells with 32 W T8 4 fixtures, the garage landings with UT8 32W 2x2 troffers, and the loading dock with 40 W T12 4 fixtures. Also, there is a mix of exterior lights that are on timers approximately 12 hours a day 365 days a year. All these could benefit from Light Emitting Diode (LED) technology and occupancy controls. The following tables estimate the savings for the recommended lighting system upgrades: Potential Savings when replacing existing light bulbs with LEDs Mercury, Incandescent LED Type and Location Garage entry wall pack Installed capacity (W) Existing lamps Total installed capacity (W) Total Annual Cost ($) Installed capacity per LED w/ equal lumen (W) Total Installed capacity of complete replacement (W) Total Annual Cost ($) Alexander House Level II Audit Report 21 TOTAL annual savings ($) Breezeway 70 1, Patio floods 65 1, Roof Jars 60 1, Patio posts 100 1, Hallways 40 10,320 9, ,290 1,243 8,701 Chute 64 1, Garage 64 17,728 17, ,310 8,008 9,075 Garage landings Loading 80 3,040 2, ,140 1,099 1,831 dock Stairwells 64 4,736 4, ,480 1, T8 Stairwells T12 TOTAL 42,836 38,663 13,448 12,654 24,858

23 The lights in the fixtures on switch in the DWH, generator, mechanical and maintenance rooms, that use 32 W fluorescent bulbs, may be upgraded to more efficient technologies. Options include replacing the 32 W T8 bulbs with 25 W T8 bulbs that would work with the existing ballasts. Two specific bulb options that can be inserted into the existing ballasts and result in immediate savings is the Phillips Energy Advantage or the Maxlite Direct Fit T8 Lamps Lighting Schedules Garage, stairwells, hallways, elevators, loading dock, fitness center, business center lights are on 24 hours a day, 365 days a year. These spaces can benefit from occupancy sensors that shut lights completely off and dimming occupancy sensors which reduce levels to 20% when unoccupied. All exterior lights are on timers. Facility staff adjusts the exterior light timers approximately four times a year to match the seasons. Throughout a year, exterior lights are on about 12 hours. We recommend the following measures for lighting: 1. Retrofit all lights that are on 24/7 with LED lights and built in occupancy sensors 2. Install occupancy sensors in applicable areas Alexander House Level II Audit Report 22

24 4.6 HVAC This chapter describes the heating, ventilation and air conditioning systems. A summary of the mechanical equipment is given in the table below: HVAC Systems Building Name Alexander House Mechanical System 311 heat pumps (1.5 tons each) with indoor unit electric heaters that serve residential areas. When models fail, they are sometimes replaced with 2.5 ton units. Three 100% rooftop AHU/cooling/gas heating units that serve common areas. Nine air-cooled split systems serve common areas. Approximately 90 rooftop kitchen, dryer and bathroom exhaust fans Heating and Cooling Air-cooled split system heat pumps and air conditioner units provide primary heating and cooling to the apartments, lobby, party room, administration offices, and some smaller Alexander House rooms. Facility staff reported that filters were changed quarterly. Samples of 31 of the 311 rooftop heat pump condensing units that serve apartments were surveyed in detail. The entire population of condensing units received a cursory survey and the 31detailed surveys appeared representative of the population. The 31 surveyed models are as follows: Heat Pumps Indoor Units Surveyed Make / Model # Surveyed Specifications Photo Carrier 21 Cooling Capacity: 1.5 tons (18,000 Model #: BTUH) 38YG Factory Charged with R-22 Hi Temp Capacity: 18,000 BTU/h Goodman Model 018KA JT3BA- 5 Cooling Capacity: 1.5 tons (18,000 BTU/h) Factory Charged with R-22 Various Make/Model Haier) Other (e.g. 5 Cooling Capacity: 1.5 tons (18,000 BTU/h) Alexander House Level II Audit Report 23

25 Estimated Total Heat Pump Cooling Capacity (Assumes sample of 31 outdoor units is representative of population) Estimated Total Heat Pump Heating Capacity (Assumes sample of 31 outdoor units is representative of population and high temp heating capacity of 18,000 BTU) = 311 units x 1.5 tons = tons = 5,598,000 BTU/h = 5,598 MBTU/h = 311 units x 18,000 BTU = 5,598,000 BTU/h = 5,598 MBTU/h The total estimated capacity of the heat pumps is likely conservatively low as facility staff told auditors that newer heat pumps installed to replace older models are sized up to 2.5 tons (instead of 1.5 tons). The indoor unit portions of the heat pumps include direct-expansion fan coils equipped with electric heaters. Heat pump heating is the primary source of heating. Once outside air temperatures drop, the indoor electric heaters add heating capacity. Indoor units were surveyed in six rooms at Alexander House and had the following characteristics: Heat Pumps Indoor Units Surveyed Backup Electric Heat Room(s) Description Heating Specifications Bd/1Bth Carrier Model: FB4ANA018 Heater Model#: KFAEH0301N08 Fan Coil Model#: 40YA / 32.0 amps 8 kw (27,297 Btu/h) Bd/1Bth Bd/1Bth Bd/2Bth 705 1Bd/1Bth Carrier Model: FB4ANA018 Heater Model#: KFAEH0301N08 Fan Coil Model#: 40YA Carrier Model: FB4ANA018 Heater Model#: KFAEH0401N10 Fan Coil Model#: 40YA Goodman Model: ARUF182416CA Heater Model#: Unidentified Fan Coil Model#: Unidentified Goodman Model: ARUF18B14AB Heater Model#: Unidentified Fan Coil Model#: Unidentified 28.9 / 32.0 amps 8 kw (27,297 Btu/h) 36.2 / 40.0 amps 10 kw (34,121 Btu/h) Unknown Unknown Alexander House Level II Audit Report 24

26 105 2Bd/2Bth Carrier Model: FB4ANA018 Heater Model#: KFAEH0401N10 Fan Coil Model#: 40YA / 40.0 amps 10 kw (34,121 Btu/h) Estimated Heating Capacity from Indoor Unit Heaters = (196 1BR * 27,297 Btu/h) + (115 2BR * 34,279 Btu/h) = = 9,292,287 BTU/h = 9,292 MBTU/h The energy audit team also surveyed electric baseboard heaters located below windows in the elevator waiting rooms and stairwells. The primary purpose of these heaters is to avoid condensation on the single-paned windows. By upgrading the windows to a modern and efficient technology, the baseboard heaters may be completely eliminated. Documentation provided to the audit team did not include a count or capacity of the electric baseboard heaters. While facility staff did not know the capacity or wattage of the electric baseboard heaters, facility staff estimated that there were 16 electric baseboard heaters. Electric Baseboard Heater Capacity Estimated Capacity Baseboard Heaters (#) Estimated Capacity 1,500 W 16 24,000 W = 24 kw = 0.1 MBtu/h Infrared Photo Infrared photo of elevator lobby window and baseboard electric heater Small electric unit heaters were also surveyed in the rooftop mechanical and meter rooms. These heaters were likely installed when the building was constructed. They are rarely used. Electric heaters were also found on the indoor units of heat pumps serving some smaller common areas. Air-cooled split system heat pumps and air conditioners are also present and serve the party room (hp), offices (hp), lobby (ac), leasing office (hp) and commercial space (hp). The outdoor units of these systems are located in the garage. Alexander House Level II Audit Report 25

27 Split System ACs Area Served Specifications Photo Locker Room Quantity: 2 Manufacturer: Carrier Model#: 38TG Cooling Capacity: 2 tons = 24,000 Btu/h EER/SEER: <9.0 SEER Refrigerant: R-22 Mfg Date:? likely ~1991 Exercise Room Quantity: 1 Retail Quantity: 1 Manufacturer:? Model#:? Cooling Capacity: 3 tons = 36,000 Btu/h (est) Mfg Date:? likely ~1991 Manufacturer: Carrier Model#: 38BQ Cooling Capacity: 7.5 tons = 90,000 Btu/h EER/SEER: 9.0 EER (est) Refrigerant: R-22 Mfg Date:? likely ~1991 No photo Pergola and Fire Control Room Quantity: 2? Quantity: 1 Manufacturer: Carrier Model#: 38YG Cooling Capacity: 1.5 tons = 18,000 Btu/h EER/SEER: <9.0 SEER Refrigerant: R-22 Mfg Date:? likely ~1991 Manufacturer: Carrier Model#: E2FB120A25A Cooling Capacity: 10 tons =120,000 Btu/h EER/SEER: 9.0 EER (est) Refrigerant: R-22 Mfg Date:? likely ~1991 No photo Alexander House Level II Audit Report 26

28 Lobby Quantity: 1? Quantity: 1 Manufacturer: Goodman Model#: GSZ111203AA Cooling Capacity: 10 tons = 120,000 Btu/h EER/SEER: 11.0 EER Refrigerant: R-410A Mfg Date:? Manufacturer: Goodman Model#: GSZ130361AB Cooling Capacity: 3 tons = 36,000 Btu/h EER/SEER: 13.0 EER Refrigerant: R-410A Mfg Date:? No photo Estimated Total Cooling Capacity. = 486,000 Btu/h = 486 MBtu/h Three rooftop packaged air-handling units are equipped with air-conditioning and gas heat and serve the corridors. However, the energy audit team was told that the corridors have issues cooling and heating. The original construction specifications provided to the audit team indicated that the rooftop heating and cooling units were to have capacities of 135,000 Btu/hr. The capacity as determined from the equipment nameplate information is as follows: Rooftop Packaged Air-Handling Units Name AHU 1 AHU 2 Specifications Manufacturer: Addison Model#: TRSA300CH1C3A Cooling Capacity: 346,408 Btu/h Sensible Capacity: 209,190 Btu/h EER/SEER: 10.4/10.7 Heating Input: 400,000 Btu/h Heating Output: 320,000 Btu/h Mfg Date: Nov 2011 Manufacturer: Addison Model#: TRSA360CK1D3A Cooling Capacity: 359,904 Btu/h Sensible Capacity: 225,480 Btu/h EER/SEER: 9.7/10.0 Refrigerant: R410A Heating Input: 500,000 Btu/h Heating Output: 400,000 Btu/h Mfg Date: Nov 2011 Alexander House Level II Audit Report 27

29 AHU 3 Manufacturer: Petra Model#: PPH 30 Cooling Capacity: 364,500 Btu/h Sensible Capacity: 263,500 Btu/h EER: 11.0 Heating Input: 300,000 Btu/h Heating Output: 240,000 Btu/h We recommend the following measures for heating and cooling: 1. Replace the 311 heat pumps with a modern system 2. Eliminate the electric baseboard heaters as the elevator waiting room windows are upgraded Ventilation System Elysian Energy staff and Baumann engineers surveyed the exhaust fans and air handling units. Air Handling Units Air-handling units provide 100% outside air. However, 100% outside air units are not needed for the Alexander House and are an energy wasting system. Ideally, all three of these units would be installed with modulating outside air dampers. Return air systems should also be installed, with heat recovery, to reduce outside air. Air Handling Units / Hallway Temperature Sensor to Control Corridor AHUs Name Specifications Photo AHU 1 Manufacturer: Addison Model#: TRSA300CH1C3A Airflow: 4,600 CFM Manually reduced to ~65% = No photo. Serves corridor by north-side stairwell AHU 2 Manufacturer: Addison Model#: TRSA360CK1D3A Airflow: 5,300 CFM Manually reduced to ~65% = Serves corridor by elevator. Alexander House Level II Audit Report 28

30 AHU 3 Manufacturer: Petra Model#: PPH 30 Airflow: 9,600 CFM Manually reduced to ~75% = Serves corridor by south-side stairwell. Total Capacity = 19,500 CFM When outside air temperatures get too cold the three 100% outside-air air handling units (AHU) are not capable of meeting the heating load and residents complain that corridors are too cold. To mediate these complaints, facility staff reduces airflow to the three AHUs by 65-75% capacity. AHU-1 and AHU-2 are reduced by adjusting air-intake dampers. In AHU-3, airflow is restricted by covering one of the air inlet grilles with cardboard. Thus, by improving the conditioning of the corridors, fresh air supply is reduced. This issue occurs every winter. During summer months, the same issue does not occur and airflow for all three units remains at 100%. Variable frequency drives (VFDs) change the speed and acceleration of motors and can improve performance and reduce operating costs for HVAC equipment that serve variable loads. Since the heating and cooling loads of the areas served by the three rooftop AHUs is variable, VFDs should be considered as energy conservation measures. Of the three AHUs, only AHU-3 had a VFD. However, the VFD at AHU-3 was nonoperational. Manually blocked outside air inlet in AHU-3 (left). Installed and nonoperational variable frequency drive in AHU-3. Based on the area of corridors and lobbies served by the air handling units (43, 831 ft 2 ), Elysian Energy estimated the following area (ft 2 ) served and the needed supply air based on ASHRAE 62.1 of 26,300 cfm plus 5 cfm/person (0.6cfm.ft 2 5 cfm/person). Ideally, this fresh air supply would be equivalent to the volume of exhausted air. Alexander House Level II Audit Report 29

31 Exhaust Fans Air is exhausted from each bathroom, kitchen and in-unit dryer. There is one fan for each stack. Two fan sizes are utilized: bigger fans (1/4 hp) are for washer/dryers and the smaller fans (1/8 hp) for kitchens and bathrooms. Nameplates were not on rooftop fans, however, a member of the facility staff advised that most of the fans were original and have been replaced by fans of similar horse power as older fans have failed. A facility staff member opened one of each fan size and the audit team documented the findings. Surveyed Exhaust Fan Motors Location Specifications Number of Fans (est) Rooftop Mfg: Dayton 63 Model No: 4YU34 Serves: 115V/60Hz/1050RPM Bathrooms or 1/8 hp Kitchen exhaust CFM: 250 (est) Photo Rooftop Serves: In-Unit Dryers Mfg: Dayton 115V/5.3 amps/1725rpm 1/4 hp CFM: 1,000 (est) 27 Estimated Capacity = 63 x 250 CFM + 27 x 1,000 CFM = 42,750 CFM 40,000 CFM While the exhaust fan capacity listed in the table above is estimated, it is more than twice the known capacity of the supplied air capacity (19,500 CFM) provided by the three rooftoppackaged units. Therefore, the building is likely negatively pressured compared to ambient, especially during winter months when supply air is reduced to 65-75%. As a result of the building being negatively pressurized, air finds a way to infiltrate the cracks, window, and sliding glass door seals. This uncontrolled infiltration can cause the following problems: 1. Increased heating and cooling load 2. Decreased thermal comfort of occupants 3. More wear and tear on the building envelope, window and door seals According to the 2011 ASHRAE Handbook, HVAC Applications, the median life of ventilating roof-mounted fans, like those found in all three tiers at Alexander House, is 20 years. Based on conversations with facility staff, most exhaust fans are estimated to be over 20 years old and will need to be replaced within the next few years. Alexander House Level II Audit Report 30

32 There are also exhaust fans in the garage. On the south side of the garage, fans run 24/7/365. On the north side, exhaust fans run periodically. These fans were not surveyed in detail, however, energy conservation may be achieved after consideration of improved control or fan technology. We recommend the following measures for the exhaust fans: 1. Repair VFD for AHU-3. Consider VFDs for AHU-1 and AHU Replace all broken exhaust fans. 3. Conduct an air balance test to conclusively determine the differential between supply and exhaust mechanical ventilation. Replace existing and failing fans with variable speed exhaust fans that maintain design pressure and reduce infiltration. Alexander House Level II Audit Report 31

33 4.6.3 Duct and Pipe Systems The energy audit team surveyed a leaky air duct in a garage mechanical room. An infrared image of the leaky duct is shown below: Leaking and Damaged Duct and Pipe Location Description Infrared Photo Garage pumping/mechanical room Leaky ductwork We recommend the following measures for air distribution systems: 1. Repair all obvious leaks in air ducts, to reduce losses. 2. Conduct air duct leakage test and repair as needed Domestic Water Domestic Water Utility Costs The domestic water system results in potable water and natural gas costs. In addition to gas consumption data, the survey team was provided with monthly water costs for 2014 and an Alexander House water bill for the time period of 1/14/2015 to 2/25/2015 (42 days). In that time period, 1,592,000 gallons were consumed at a cost of $15, The monthly 2014 costs are in the figure below, costs are typically about $10,000 a month, and the cost of water is about $0.01 per gallon. Alexander House Level II Audit Report 32

34 4.7.2 Domestic Water Heating Domestic water heating is primarily provided with three gas-fired boilers. During the original construction, three Lochinvar PFN1000 PM were installed. When two of the PFN1000 PM boilers failed around 2012, two new Lochinvar PFN1302 PM were installed. The oldest boiler was installed in 1992 and has been operating for 23 years. According to the 2011 ASHRAE Handbook, HVAC Applications, the median life of cast iron boilers is years. Thus, the one remaining PFN1000 PM boiler has an estimated additional 7-12 years of life before reaching the median useful life of similar boilers. One of the new PFN1302 PM Boilers acts as the primary hot water heating source. Once demand surpasses the first boiler s capacity, the second PFN1302 PM boiler initiates. The old PFN1000 PM boiler initiates once demand surpasses capacity of the two PFN1302 PM boilers. Facility staff reported that the boilers are evaluated every week as part of regular maintenance procedures. Alexander House Level II Audit Report 33

35 The boiler details are provided in the table below: Boilers Name Specifications Photo Boiler #1 Manufacturer: Lochinvar Model#: PFN1000 PM Input: 1,000,000 Btu/h F rise: 1,057 Output: 800,000 Btu/h (estimate assuming 80% efficiency) Boiler #2 Manufacturer: Lochinvar Model#: PFN1302 PM Input: 1,300,000 Btu/h F rise: Output: 1,105,000 Btu/h Boiler #3 Manufacturer: Lochinvar Model#: PFN1302 PM Boiler 1 (far right) Input: 1,300,000 Btu/h Boiler 2 (middle) GPH@100deg F rise: Boiler 3 (far left) Output: 1,105,000 Btu/h In addition to the three primary boilers, there is also a 30 gallon and 89% efficiency electric A.O. Smith water heater that serves the maintenance shop. Piping from the small water heater was surveyed as uninsulated. Alexander House has a 2,020 gallon water storage tank on the roof that is fed by the three boilers. The energy auditors estimate approximately gallons of water in the building pipework, at any given time. Thus, the total hot water capacity is approximately 2,250-2,650 gallons. Reduce distribution losses The energy auditors saw degradation in the insulation jacket on the hot water storage tank on the roof and uninsulated hot water piping. Alexander House Level II Audit Report 34

36 The building specifications provided to the energy auditors state that the domestic hot water storage tank jacket shall be vermin-proof high density glass fiber insulation. Comply with ASHARE 90A for energy efficiency. Provide outer steel jacket with baked enamel finish. Additionally, much of the visible domestic water pipes were uninsulated. DHW Storage Tank and Piping Description An image of the DHW tank insulation jacket, tank opening, one boiler, flue gas exhaust and uninsulated water piping. Photo An infrared image of opening in the DHW tank insulation jacket. An image of the uninsulated pipework between the DHW boilers and storage tank. Also pictured is the boiler opening pictured in the infrared image, above. Reduce Warm Water Demand Improving the efficiency of water faucet aerators and shower heads is yet another energy savings opportunity. Elysian Energy surveyed a number of aerators and shower heads and listed the legible labels in the table below. Alexander House Level II Audit Report 35

37 Faucet Aerators and Showerheads Room Item, Capacity Efficient version 2 Apartment #1720, kitchen Faucet aerator, 1.5 GPM GPM Apartment #1720, bath Faucet aerator, 1.5 GPM GPM Apartment #1720, bath Showerhead, 1.5 GPM < 2.5 GPM Apartment #1506, kitchen Faucet aerator, 1.5 GPM GPM Apartment #1506, bath Faucet aerator, 1.5 GPM GPM Apartment #1506, bath Showerhead, 1.5 GPM < 2.5 GPM Apartment #1408, kitchen Faucet aerator, 1.5 GPM GPM Apartment #1408, bath Faucet aerator, 1.5 GPM GPM Apartment #1408, bath Showerhead, 1.5 GPM < 2.5 GPM Apartment #1016, kitchen Faucet aerator, 1.5 GPM GPM Apartment #1016, bath Faucet aerator, 1.5 GPM GPM Apartment #1016, bath Showerhead, 1.5 GPM < 2.5 GPM Apartment #705, kitchen Faucet aerator, 1.5 GPM GPM Apartment #705, bath Faucet aerator, 1.5 GPM GPM Apartment #705, bath Showerhead, 1.5 GPM < 2.5 GPM Apartment #105, kitchen Faucet aerator, 1.5 GPM GPM Apartment #105, bath Faucet aerator, 1.5 GPM GPM Apartment #105, bath Showerhead, 1.5 GPM < 2.5 GPM We recommend the following measures for domestic water: 1. Replace domestic water tank insulation jacket and install pipe insulation where missing and damaged. 2. Replace bathroom faucet aerators with 0.5 GPM aerators, to reduce warm water demand Domestic Water Pumping Pumps transporting domestic hot water heating throughout Alexander House are in good condition. A domestic hot water circulating pump on the roof and three booster pumps in the garage pumping room were surveyed. These pumps run 24/7/365 at constant flow. Pumps Location Specifications Photo Garage pump room Pump1 Booster Water Pump Manufacturer: U.S. Electrical Motors HP: 15 RPM: 3490 Standard Efficiency, Steel Frame, Closed Garage pump room Pump2 Coupled, NEMA, Horizontal Booster Water Pump Manufacturer: U.S. Electrical Motors HP: 25 RPM: Department of Energy, accessed March 18, 11:45 AM ET. Alexander House Level II Audit Report 36

38 Garage pump room Pump3 Standard Efficiency, Steel Frame, Closed Coupled, NEMA, Horizontal Booster Water Pump Manufacturer: U.S. Electrical Motors HP: 25 RPM: 3520 Standard Efficiency, Steel Frame, Closed Coupled, NEMA, Horizontal Roof Circulation Pump Hot Water Circulating Pump Manufacturer: AO Smith HP: 1.5 RPM: 1725 Steel Frame Variable Frequency Drives (VFDs) can be installed on the booster pumps to reduce the energy consumed by the pumps and still meet the varying domestic water load. At about 38,000 (calculated at 37,904) gallons per day, the building averages about 1,600 gallons per hour. However, much of this demand comes in spurts throughout the day (e.g. in the morning when residents shower). Accounting for inefficiencies, the needed booster water pump capacity may be reduced from 65 to 50 HP. We recommend the following measures for water pumps: 1. Install variable frequency drives on domestic water pumps 2. Consider smaller pumps when existing pumps need replacement. 4.8 Generator A backup generator is located on the roof. Facility staff said that it is run every week as a regular maintenance practice to confirm operability. Alexander House Level II Audit Report 37

39 4.9 Appliances and Kitchen Equipment Major plug loads included refrigerators, microwaves, ovens, dishwashers and household appliances. The six rooms surveyed as part of the walkthrough were unoccupied. As a result, it is unclear as to how energy-conscience the current residents are. However, as each apartment has an individual electric meter, there are opportunities for comparing residents to each other, creating a sense of competition to reduce, and positive behavioral changes. Of the appliances surveyed, the refrigerators pose the largest opportunity for savings. Refrigerators are often one of the largest sources of energy use. However, energy efficiency in refrigerators has improved markedly over the past few decades 3. Of the six refrigerators surveyed, three were likely installed in 1992 and use significantly more electricity than the other three more modern refrigerators that were surveyed. Refrigerators Room Make/Model Energy Use (kwh / yr) 1720 Whirlpool, Model ET4WSKXKQ kwh (est) Mfg Date: 2/05 16 ft 3 (estimate) 1506 GE, model: TBX16APGL WH 759 kwh/yr Serial: HG ft 3 Mfg Date: 5/ GE, model: GTE16DTH BRWW 459 kwh (est) Serial: RD ft 3 Mfg Date: 8/02 or 8/ GE, model: TBX18APB, Mfg 861 kwh/yr 17.6 ft 3 Mfg Date: 9/ GE, model: TBX16APGL WH 759 kwh/yr Serial No: FG ft 3 Mfg Date:3/ Whirlpool, model: 454 kwh/yr W6TXNWFWQ00 16 ft 3 Mfg Date: 6/09 Average of Three (3) Original Construction Models 793 kwh/yr Average of Three (3) Replacement Models 457 kwh/yr GE ENERGY STAR 15.5 ft 3 top freezer (model 428 kwh/yr GIE16GSHSS) 4 3 Residential efficiency standards have very successfully improved the efficiency of refrigerators from about 1,800 kwh/yr in 1972 to less than 500 kwh/yr today. 4 From ENERGY STAR specifications. Accessed 3/20/2015 at 5:25pm ET. Alexander House Level II Audit Report 38

40 Other appliances and plug loads surveyed include: Plug Loads Room Appliance Make/Model 1506 Refrigerator GE, model: TBX16APGL WH 1506 Oven/Stove Whirlpool 1506 Microwave Whirlpool, model: MH1160XSQ-3 Mfg Date: Feb Dishwasher Whirlpool, model: DU850SWPQZ 1506 Dryer GE, model: DDP1380GFMWH 1408 Refrigerator GE, model: GTE16DTH BRWW 1408 Oven/Stove Whirlpool Super Capacity Microwave GE, model: GE JNM1541DM5WW 1408 Dryer Whirlpool, model: LTE5243DQ Refrigerator GE, model: TBX18APB, Mfg Date: 9/ Oven/Stove Whirlpool Super Capacity Microwave Whirlpool, Model: MH115OXMQ-0 Mfg Date: 5/ Dishwasher GE, model: GSD500P-35WA 1016 Dryer GE, model: LTE5243DQ3 705 Refrigerator GE, model: TBX16APGL WH 705 Microwave GE, model: JNM6171DF1WW 705 Dishwasher GE, model: GSD500P-35WA 705 Dryer GE, model: LTE5243DQ3 105 Refrigerator Whirlpool, model: W6TXNWFWQ Oven/Stove Whirlpool Super Capacity Microwave Whirlpool, Model: MH115OXMQ Dishwasher GE, model: GSD500P-35WA 105 Dryer GE, model: LTE5243DQ3 According to the U.S. Department of Energy s Lawrence Berkeley National Laboratory, an appliance constantly taking in 1 watt of electrical current is equivalent to 9 kwh per year, adding up to $1 in annual costs (basically $1/watt/annum). Considering how many appliances are used in an average household, costs can quickly add up. In general, as appliances break, they should be replaced with more efficient, ENERGY STAR appliances. We recommend the following measures for the plug loads: 1. Encourage residents to unplug unused plug loads, invest in strip plugs and ensure diligence in keeping them off when unused. 2. Install ENERGY STAR appliances when old appliances are in need of replacement. Pay special attention to refrigerators. Alexander House Level II Audit Report 39

41 4.10 Building Automation Systems There was no building automation system at Alexander House However, PEPCO has implemented a demand-response program for residential HVAC units. Facilities staff estimated that 95% of residents have enrolled. Alexander House Level II Audit Report 40

42 5 Energy consumption This section presents the analysis of the buildings energy data: electricity, natural gas and oil. The calculations and analysis given in this report is taken from data provided by the building staff and from national building databases. The energy use analysis highlighted the following points: - the highest energy end-use is for Lighting - the three highest energy costs are for Lighting, Space Heating and Water Heating. They have the highest potential for energy cost reduction - the peak consumption for electricity is high and should be reduced as much as possible, to reduce costs The utility meters measuring energy to Alexander House are listed in the following table: Energy Meters / Accounts E l e Property ID Alexander House : ID c tnatural Gas Meter ID ID r ielectric Grid Meter ID ID c ity is provided by PEPCO. The property uses smart meters that record energy usage in 30- minute intervals. The electricity is metered separately for each apartment unit and the electricity usage by individual residential units is not available. Only the electricity consumption by the conditioned common areas is considered in this study. This data was made available by the building management upon request. Gas is provided by Washington Gas. The gas usage data that was acquired corresponds to the entire building. Gas usage and the cost data was provided by the building management upon request. Alexander House Level II Audit Report 41

43 5.1 Energy Benchmarking The electricity bills from only the common areas and the gas bills from the entire building from December 2012 to December 2014 were available for energy benchmarking. Since the electricity bills from the residential units were not available, ENERGYSTAR benchmarking could not be done. Hence the meter data was compared against the weather normalized energy consumption data to benchmark the building. The baseline year for calculating the estimated energy consumption for the benchmark was The average monthly temperatures for each month in 2013 and the heating degree days and cooling degree days were used to estimate the baseline monthly energy consumption. The total estimated baseline energy consumption was then used as a baseline for comparison against the energy bills for the 2013 and Year Actual Total Estimated Total Difference ,309,215 kwh 3,396,721 kwh -2.58% ,513,390 kwh 3,468,620 kwh 1.29% The 2013 energy consumption was 2.58% lower than the estimated baseline consumption and the 2014 energy consumption was 1.29% higher. Alexander House Level II Audit Report 42

44 % Difference Actual from Estimated 5.00% 4.00% 3.00% 2.00% 1.00% 0.00% % % % % % While this benchmarking can be used to assess Year the energy performance of the building, having ENERGYSTAR benchmarking for the building would have additional advantages: 1. ENERGYSTAR is an industry leader in benchmarking energy and water usage. ENERGYSTAR portfolio manager has data related to about 40% of US commercial building space. 2. ENERGYSTAR score on a scale of is assigned by ENERGYSTAR portfolio manager. This score is a direct indication of how well the building is performing to be able to identify the opportunities of improvement. The tool also gives access to 150 different metrics that 3. With an acceptable ENERGYSTAR score, Alexander house can apply for ENERGYSTAR Green Building certification. Recommendation: 1. Collect the energy consumption data from the residential units to be able to accurately benchmark the building performance in ENERGY STAR Portfolio manager. 2. If eligible, apply for ENERGY STAR certification at Alexander House, to receive an official recognition of the energy efficiency of the building. Do complete certification, hire a professional engineer to verify the application and ensure lighting, thermal comfort and ventilation codes are met. 3. If not eligible, improve score using the ECMs in this report until score is sufficient for ENERGY STAR certification. 5.2 Average End-Use Consumption Breakdown for Apartment Buildings according to CBECS Energy use in apartment buildings are typically distributed amongst the end uses listed below and is used to determine the expected end-use consumption in chapter 5.3: Energy Use in Apartment Buildings Range (%) Norm (%) Environmental Control (Heating and Cooling) Lighting / Plug Load Hot Water Special Functions (laundry, swimming pool, elevators, security lighting) Alexander House Level II Audit Report 43

45 Electricity consumption data were only provided for the common areas of the Alexander House. Gas consumption for the whole building was provided. The benchmark data was used to assess the expected end-use consumption while considering the energy types of various building systems. 5.3 Expected End-Use Consumption Breakdown for Alexander House The typical end-use gas consumption breakdown was estimated for the entire building and the end-use electricity consumption breakdown was estimated for the conditioned common spaces. Table E2A Energy End-Use Consumption Table from the Commercial Buildings energy Consumption Survey was used to assess the aggregate % breakdown of energy end uses for the overall building based on its space types. The estimated annual energy consumption that calculated based on the 30 year average monthly temperatures and the HDDs & CDDs was used along with the % breakdown for each of the end-uses that were documented during the walkthrough to calculate the energy end-use breakdown at Alexander House. The following table and charts show a breakdown of expected energy consumption at Alexander House that was developed based on the building s historical data. From January 2013 to December 2013, the actual cost of energy was $232,271.69, very close to the expected annual energy cost of $232, Alexander House Level II Audit Report 44

46 Energy Consumption by End-Use End Use Estimated Estimated Estimated Estimated Total Annual Annual Gas Annual Gas End use Energy Electricity Consumption Consumption Consumption Consumption (kwh) (Therms) (kwh) (kwh) Space Heating 316,110 kwh 604,592 kwh 20,635 therms 920,702 kwh Water Heating 1,454 kwh 1,265,215 kwh 43,181 therms 1,266,669 kwh Cooking Ventilation 101,923 kwh ,923 kwh Cooling 155,719 kwh ,719 kwh Refrigeration Lighting 680,540 kwh ,540 kwh Office Equipment 4,275 kwh - - 4,275 kwh Computers 40,391 kwh ,391 kwh Other 202,595 kwh ,595 kwh Total 1,503,005 kwh 1,869,807 kwh 63,816 therms 3,372,812 kwh Energy Cost by End-Use End Use Estimated Annual Electricity Cost($) Estimated Annual Gas Cost ($) Estimated Total End use Energy Cost ($) Space Heating $ 36, $ 18, $ 55, Water Heating $ $ 38, $ 39, Cooking Ventilation $ 11, $ 11, Cooling $ 18, $ 18, Refrigeration Lighting $ 79, $ 79, Office Equipment $ $ Computers $ 4, $ 4, Other 5 $ 23, $ 23, Total Estimated Costs $ 175, $ 57, $ 232, Billed Energy Costs from 2013 $ 176, $ 56, $ 232, Billed Energy Costs from 2014 $ 158,137.74* $ 60, $ 219,050.99* * Electricity bills were only available from January to November in Hence the billed electricity cost and the billed total energy cost for 2014 is much lower than the estimated annual values. 5 This category includes water pumping. Alexander House Level II Audit Report 45

47 Space Heating Ventilation Lighting Cooling Office Equipment Computers Other Space Heating Water Heating Ventilation Cooling Lighting Office Equipment Computers Other Alexander House Level II Audit Report 46

48 Alexander House Level II Audit Report 47

49 Alexander House Level II Audit Report 48

50 6 Recommendations Based on the data and observations collected during the walk-through and review of available floor plans, Baumann Consulting proposes the following energy conservation measures (ECMs) to lower energy consumption and operating costs as well as to enhance sustainability. Not all recommended measures are stand-alone and are independent functioning technical solutions. Some of the individual measures can be combined with others to optimize the use of resources. Other measures cannot be combined, but will still provide energy reduction. A comprehensive technical system solution must be developed with all stakeholders in the project. In order to assist in the decision making process, the measures presented here have been compared with the following characteristics: - Impact of Measure to Building Operation: o building must be unoccupied or can remain occupied, o measure can be part of a planned renovation, or o work can be performed during off-season periods. - Estimated Investment Cost Range: - Estimated Payback Time: - Utility Cost Saving Potential per Year: - Comfort Enhancement: o Yes o No - Priority Category: o The definition of the priority category presented in the summary is explained in the table below. Priority category Definitions Priority category Definitions Life/Safety/Health Risk immediate implementation necessary No-/Low-Cost and/or High-Savings Measure immediate implementation recommended Cost-Effective Measure implementation recommended after further analysis or planning Additional Measure implementation recommended as comfort enhancement and / or addon / nice to have Alexander House Level II Audit Report 49

51 6.1 Energy Conservation Measures Upgrade Lighting Systems Area of Improvement The auditors determined that lighting is currently the largest end use energy cost at the Alexander House. Based on available data, the current lighting system is responsible for about 20% of annual energy consumption and 34% ($79,000) of total annual energy costs. Measures There is potential for Alexander House to reduce lighting loads in four ways: 1) Reduce illumination levels: The illumination levels in the chute and stairwells were the only surveyed areas for which lower illumination levels would be acceptable. It is recommended to improve the uniformity of illumination levels in hallways to avoid dark spots and increase the sense of safety. Lighting the colors of the corridors walls and carpet during the planned renovation can also improve lighting uniformity. The loading dock, garage and stairwells can benefit from occupancy controls that reduce illumination levels when unoccupied for security and savings, and when occupied lights are turned on to 100%. 2) Improve lighting system efficiency: There are improvement opportunities starting by replacing all existing lighting fixtures that are on 24 hours a day 365 days a year and also the exterior fixtures that are on timers. These fixtures are located in hallways, chute rooms, garage, stairwells, loading dock, plus all the exterior light fixtures on the roof and street level, and all these could benefit from Light Emitting Diode (LED) technology and occupancy controls. 3) Reducing operating hours: Lights in the common areas that are on 24 hours a day 365 days a year (hallways, garage, chute, loading dock and stairwells), are good candidates for control with occupancy sensors. We are recommending LED fixtures with built in occupancy sensors. 4) Taking advantage of available day lighting: In an existing and occupied building, this option is not economically feasible. Characteristics Impact of Measure to Building Operation: Building can remain occupied Hallways Alexander House Level II Audit Report 50

52 - Estimated Investment Cost: $4,954 - Estimated Payback Time: <1 year - Utility Cost Saving Potential per Year: $8,701 - Comfort Enhancement: Negligible - Priority Category: 2 - Estimated Utility Incentives: N/A (already cost effective) Exterior Lights - Estimated Investment Cost: $9,522 - Estimated Payback Time: 5-6 years - Utility Cost Saving Potential per Year: $1,806 - Comfort Enhancement: Negligible - Priority Category: 2 - Estimated Utility Incentives: $6,576 Stairwells and Chute - Estimated Investment Cost: $25,944 - Estimated Payback Time: 6-7 years - Utility Cost Saving Potential per Year: $4,047 - Comfort Enhancement: Negligible - Priority Category: 3 - Estimated Utility Incentives: $3,760 - Garage and Loading dock - Estimated Investment Cost: $92,729 - Estimated Payback Time: 8-10 years - Utility Cost Saving Potential per Year: $11,288 - Comfort Enhancement: Negligible - Priority Category: 3 - Estimated Utility Incentives: $12,780 For the stairwells, chute, garage and loading dock fixtures, the cost includes LED fixtures with built in occupancy sensors, which add up to 30% annual savings, depending on how the sensor is programmed. Next Steps Discuss the potential investment with management and, if approved, budget for the capital expenditure. Elysian Energy, LLC can provide a lighting proposal with good/better/best options. Once management approves the option that best suits Alexander House s needs Alexander House Level II Audit Report 51

53 and renovation plans, Elysian Energy, LLC can submit to Pepco an application to reserve incentives. The purchase and installation cannot start before Pepco has pre-approved available incentives, and that usually takes between six to ten weeks. When the installation has been completed, it is necessary to submit final application with matching invoices, in order to get final approval and payment from Pepco. The total process can take between two to four months Replace Domestic Water Tank Insulation Jacket and Fix Damaged or Install Missing Pipe Insulation Area of Improvement The insulation jacket on the 2,020 gallon water storage tank is in poor condition. Replacement of the existing insulation jacket with a new jacket of increased integrity and thermal insulation will reduce the load on the three domestic water heater boilers. The energy auditors also identified instances of missing or damaged domestic water and heat pump refrigerant line pipe insulation. By fixing or adding insulation, there will be less heat loss in the domestic water and refrigerant line pipe runs. This improvement will reduce the load on the boilers and heat pumps. Adding insulation to the heat pump refrigerant lines should be considered only if the heat pumps are not replaced with a more modern system as part of the planned renovation. Measures The Alexander House should replace the domestic water tank insulation jacket and thoroughly identify the amount and size of missing and damaged domestic hot water pipe insulation, purchase new pipe insulation, and install accordingly. Characteristics - Impact of Measure to Building Operation: can remain occupied - Estimated Investment Cost: o Jacket: $1,500 o Pipe Insulation $1,225 o Total $2,725 - Estimated Payback Time: o Jacket 3-5 years o Pipe Insulation 5-7 years o Total 3-5 years - Utility Cost Saving Potential per Year: $582/year - Comfort Enhancement: Yes - Priority Category: 2 Alexander House Level II Audit Report 52

54 Next Steps Purchase new tank insulation jacket and install. Identify the size and amount of needed insulation, purchase insulation, and install Upgrade Bathroom Faucet Aerators Area of Improvement Bathroom faucet aerators were found to have an allowable flow rates of 1.5 gallons per minute. By upgrading the bathroom faucet aerators to 0.5 gallons per minute, Alexander House will save more water. In addition to saving water (and water costs), faucet aerators will reduce the load on the domestic water heating system and will also save natural gas. Measures The U.S. Department of Energy suggests that aerators may restrict flow to 1.0 gpm for kitchens and 0.5 for bathrooms. However, we do not recommend replacing the kitchen aerators as doing so will increase time required for cooking activities (e.g. filling pots). We understand that residents may be sensitive and/or resistant to sudden significant changes and recommend only the replacement of bathroom aerators. Characteristics - Impact of Measure to Building Operation: building can remain occupied - Estimated Investment Cost per Aerator: $5 per aerator - Estimated Payback Time: 1-2 years - Water Cost Saving Potential per Year: $5/year/aerator - Energy Cost Savings Potential per Year $11/year/aerator - Comfort Enhancement: No - Priority Category: 2 Next Steps Discuss the potential investment with management and, if approved, budget for the capital expenditure. Purchase 0.5 GPM aerators for bathrooms and replace as part of ongoing maintainence Install Variable Frequency Drives on Domestic Water Pumps and Consider Smaller Pumps Upon End-of-Life Replacement. Area of Improvement The existing pumps currently operate like a car at full throttle while using the break to control speed. The water is pumped to a high pressure and flow restricting valves provide water when needed. Installation of variable frequency drives (VFD) will control the speed of the existing pumps so that the water flow is more like a car in cruise control than a car in full-throttle-and-brake mode. The water pumping system is also likely oversized. Alexander House Level II Audit Report 53

55 Measures Hire a consulting engineer to size and specify the optimal VFDs. Remove the existing pumps and install the VFDs for the existing piping system. When the existing pumps reach the end of life, the pump size should be reconsidered and sized down. Characteristics - Impact of Measure to Building Operation: Part of a planned renovation - Estimated Investment Cost: $13,000 - $32,500 - Estimated Payback Time: 1-3 years - Utility Cost Saving Potential per Year: $12,400/year - Comfort Enhancement: No Priority Category: 2 Next Steps Discuss the potential investment with management and, if approved, budget for the capital expenditure. Hire an engineering consultant to specify, purchase and install the VFDs Repair Variable Frequency Drive (VFD) for AHU-3 and consider VFDs for AHU-1 and AHU-2 Area of Improvement While the three roof top air handling units are constant speed, the loads they serve are variable. Variable Frequency Drives (VFDs) can reduce the speed (and energy use) of the AHUs to better serve the load. An air handling unit (AHU-3) had a VFD installed but was non-operational. VFDs are not installed on AHU-1 and AHU-2. Measures The VFD on AHU-3 should receive immediate technical service to make it operational. An engineering consultant should be hired to identify the appropriate VFDs to install on AHU-1 and AHU-2. Next, install VFDs on AHU-1 and AHU-2. Characteristics for Repairing AHU-3 VFD - Impact of Measure to Building Operation: Building can remain occupied - Estimated Investment Cost: $1,000 - Estimated Payback Time: < 1 year - Utility Cost Saving Potential per Year: $2,203/year - Comfort Enhancement: Yes Alexander House Level II Audit Report 54

56 Priority Category: 2 Characteristics for Installing AHU-1 and AHU-2 VFDs - Impact of Measure to Building Operation: Building can remain occupied - Estimated Investment Cost: $3,500 $7,500 - Estimated Payback Time: 1-4 years - Utility Cost Saving Potential per Year: $2,272/year - Comfort Enhancement: Yes Priority Category: 3 Next Steps Call a local technician capable of repairing the VFD in AHU-3. The rate should be about $150/hour. Two service providers local to the Alexander House are Havtek ( ) and Advanced Thermal Solutions ( ). Get multiple quotes for installing new VFDs in AHU-1 and AHU-2. Once quotes for new VFDs are received, discuss the potential investment with management and, if approved, budget for the capital expenditure Replace and Upgrade Exhaust Fans Area of Improvement Air is exhausted from each bathroom, kitchen and in-unit dryer. There is one fan for each stack. Two fan sizes are utilized: bigger fans (1/4 hp) are for washer/dryers and the smaller fans (1/8 hp) for kitchens and bathrooms. It was noticed that all the fans were continuously operational throughout the week leading to wastage of energy. Continuous fan operation also results in negative pressure within spaces that leads to air leaks through windows that leads to further energy wastage and thermal discomfort. Measures The exhaust fans can be fitted with adjustable controls to ensure that they are operative only when there is a demand. Since all the toilets and kitchens would not be operational throughout the day, installation of sensor system to control the speed of the exhaust fan when not required is expected to save energy. Characteristics - Impact of Measure to Building Operation: Part of a planned renovation - Estimated Investment Cost: $ 22,700 - Estimated Payback Time: 5-7 years - Utility Cost Saving Potential per Year: $ 4,480 /year - Comfort Enhancement: Yes - Priority Category: 3 Alexander House Level II Audit Report 55

57 Next Steps Discuss the potential investment with management and, if approved, budget for the capital expenditure. If the budget permits, we suggest an air balance test to conclusively determine the differential between supply and exhaust mechanical ventilation. Replace existing and failing fans with variable speed exhaust fans that maintain design pressure and reduce infiltration Insulate Exterior Walls Area of Improvement Energy auditors found evidence of air infiltration and poor or lacking insulation in exterior walls. All apartments visited had closets on exterior walls that were shown with infrared photographs as a source of significant thermal discomfort. Factors contributing to high infiltration: 1. Air barriers/seals and insulation in Alexander House are not strong. Infrared images collected by the energy auditor show missing insulation between studs in some exterior walls. 2. Since the exhaust ventilation capacity is much higher than the supply, the combined effect poses a negative pressure on the mechanical systems. Outside-air is then pulled into the building, causing more infiltration. Fixing the ventilation system will reduce thus reduce the over ventilation of the building and the resulting unnecessary costs. 3. Thermal bridging caused by the building s core structure. There is no recommendation for reducing this factor. Measures Get quotes from multiple blow-in insulation installers to insulate apartment closet and other exterior walls with R-21 or R-24 blow in insulation. Characteristics - Impact of Measure to Building Operation: Building must be unoccupied - Estimated Investment Cost: $40,000 - $60,000 - Estimated Payback Time: years - Utility Cost Saving Potential per Year: $2,000 /year - Comfort Enhancement: Yes - Priority Category: 4 Next Steps Discuss the potential investment with management and, if approved, budget for the capital expenditure. Hire an engineering consultant to manage request for proposals, contractor selection, and project management of blow-in insulation project. Alexander House Level II Audit Report 56

58 6.1.8 Repair Ducts and Consider Duct Leakage Test Area of Improvement Energy auditors found visible leaks in duct work. One such leak was found in a garage pumping and mechanical room and there are likely to be additional leaks. Proof of the extent of leaks cannot be determined without conducting a duct leakage test. Measures Known duct leaks should be repaired as soon as possible. This will improve air distribution and thermal comfort. If the remaining ductwork is not completely removed as part of the planned renovation, hire a consulting engineer to conduct a duct leakage test to identify the extent of remaining leaks. Characteristics - Impact of Measure to Building Operation: Building can remain occupied - Estimated Investment Cost: $500 - Estimated Payback Time: 4-6 years - Utility Cost Saving Potential per Year: $120 /year - Comfort Enhancement: Yes - Priority Category: 2 Next Steps Immediately repair the known duct leaks. If available, use infrared camera with conditioned supply air to easily identify leaks. Identify if existing duct system will be replaced during planned renovation. If existing duct system will not be replaced, hire an engineering consultant to conduct a duct leakage test and make repairs as necessary Upgrade Residential Appliances with ENERGY STAR Appliances Area of Improvement Energy auditors surveyed a variety of old appliances. Of particular significance were refrigerators. Of the six apartments surveyed, three had refrigerators from the early 1990s and used nearly twice the annual electricity of a modern ENERGY STAR model refrigerator. Assuming the six sampled apartments were representative of the entire Alexander House, the energy auditors estimate that 156 old refrigerators remain. Each old refrigerator that is replaced will save residents about $42 a year. Each new refrigerator replaced will save residents only about $3 a year. Alexander House Level II Audit Report 57

59 Measures Energy auditors recommend replacement of all old refrigerators with modern ENERGY STAR versions of the same capacity (usually 15.5 ft 3 models). A directory of ENERGY STAR certified refrigerators is available by the US Environmental Protection Agency s ENERGY STAR program and is currently located here: Characteristics - Impact of Measure to Building Operation: Building can remain occupied - Estimated Investment Cost: $121,000 - Estimated Payback Time: 18 years - Utility Cost Saving Potential per Year: $6,700/year - Comfort Enhancement: No - Priority Category: 4 The payback period is high. However, the difference in cost between a new 16ft 3 ENERGY STAR model (~$750) and a non-energy STAR model (~$650) is not significant when considering that refrigerators are a major electricity consuming appliance. Old refrigerators can be expected to fail over the next 5 years. Once failure occurs, they should be replaced with the most efficient models that are economical available. Next Steps Stock replacement refrigerators with ENERGY STAR models Additional Recommendations Update building documentation Compared to other multifamily residential properties surveyed by the energy audit team, building documentation at the Alexander House was comparatively minimal. Complete mechanical equipment and architectural schedules were not provided. A scan of the original design drawings were provided but were in poor condition. We recommend that owners hire engineers to develop as-built drawings of any of the Alexander House s existing systems that remain after the planned renovation to improve the building s maintainability. The added costs for as-built plans will likely be offset by reductions in future O&M costs. Encourage residents to reduce energy consumption Encourage residents to unplug unused plug loads. This effort should combine technologies, from remember to unplug signs, to cloud-based software with tenant and owner portals that show real time energy use comparisons. Alexander House Level II Audit Report 58

60 6.2.3 Educational campaign for reducing plug loads Elysian Energy also recommends to share marketing material with residents to encourage them to be proactive in reducing their energy bills. A few examples of resident controlled high plug load costs from vampire loads, or equipment that use energy while in stand-by mode or off, include: Computers: If each apartment has one computer in standby mode for 1 year, the cost to Alexander House is $10.65 / computer * 311 apartments = $3, Coffee makers: If each apartment has one coffee maker in standby mode for 1 year, the cost to Alexander House residents is $ Residents should be aware that they pay the costs for these vampire loads and are incentivized to unplug anything with a light, whir or noise Utilize Sub metering - Energy Use Display and Web Based Analysis Utilizing the existing sub metering of all apartments and servicing energy dashboard software can yield significant savings at the Alexander House. By utilizing real-time energy data, residents will be able to see their home s energy performance, compare it to other residents, and be motivated to conserve. This kind of software may provide additional benefit. The energy audit team recommends that the Alexander House contact the following service provider for a demonstration: Aquicore th St. NW, Washington, DC (415) Adjust setpoint and setback temperatures Adjusting setpoint and setback temperatures are a common, cheap and effective means for reducing energy consumption. We encourage the continuous optimization of setpoints Apply for ENERGY STAR Certification Elysian Energy recommends that Alexander House pursue ENERGY STAR certification. This marketable designation will improve value of the property and residents may take more pride and gain more awareness of their energy use. In order to get ENERGY STAR certified, a professional engineer must conduct a brief analysis of the building and certify its performance. Alexander House Level II Audit Report 59

61 Have a Third Party Provider Shop for Cheaper Utility Rates With deregulated utilities, energy consumers like Alexander House have the option of shopping for cheaper sources of electricity. In the state of Maryland, gas and electric utilities have been deregulated. One such provider of cheaper energy is Nextility. Nextility can find cheaper electricity and/or gas, securing a lower rate for Alexander House at no cost, as the energy service provider pays them. Eliminate wind tunnel in lobby The energy auditors noticed a wind tunnel effect in the main lobby of the Alexander House that will be mitigated by installing a door between the two lobby entrances Replace Aluminum Windows with High Performance Fiberglass Windows and Doors. Area of Improvement The windows and sliding glass doors at the Alexander House are single-paned, aluminium framed, and inefficient compared to modern technologies. The U-value of the existing windows and solar heat gain coefficient is unknown, windows of that type are typically over 1.0. Additionally, the new windows will reduce infiltration. Measures New windows would improve on the current windows insulation, reflectance and thermal breaks. New pultruded fiberglass horizontal sliding windows can be equipped with low e- coated glass, foam insulated frames and sashes having much lower U-values (~ 0.20). Next Steps Request sample construction specifications from the energy audit team for high performance fiberglas windows. Develop request for proposal for window replacement project. Two potential manufacturer/installers producing high-performance window installations are listed here: Alpen High Performance Products 6268 Monarch Park Place Longmont, CO (303) [email protected] Inline Fiberglass 30 Constellation Court Toronto, Ontario, Canada M9W1K1 (416) Toll Free in North America: [email protected] Alexander House Level II Audit Report 60

62 The audit team recommends building on this audit, with an ASHRAE Level III audit, to ensure optimal cost and energy effectiveness of the chosen windows. This additional scope would include the creation of a detailed energy model of the Alexander House for which various building factors (e.g. window properties, alternative heating and cooling systems, wall insulation levels). Simulations with the various design options would allow for a more accurate energy and cost comparison. Once window options and quotes are compared, hire a window manufacturer and installer for high performance fiberglass windows and potentially, doors. Discuss the potential investment with management and, if approved, budget for the capital expenditure. Incorporate the window upgrade prior to redesigning and replacing the apartment heating and cooling system. New windows especially high performance windows will impact the HVAC considerations!!! 6.4 Redesign and Replace Apartment Heat Pumps Area of Improvement Design concept documentation provided to the audit team show a rendering of an Alexander House with a rooftop gardens and patios. Such a concept would improve wellness and tenant content. Currently, however, the rooftop condensing farm and airhandling units limit such concept options of improved amenities. The existing heat pumps servicing the 311 apartments and common areas are generally old and failing. Completely redesigning the primary heating and cooling system in the building provide opportunity for improved efficiency, reduced electricity and gas costs, and improved thermal comfort for the building s residents and staff. Measures Concept solutions developed by the owner and the engineer of record (AHA Engineering) and provided to the audit team proposed the following design concept options: 1) Water-Cooled Chiller and Cooling Tower (recommended by AHA Engineering) This option includes a new ton water-cooled chiller or two smaller chillers in the garage, chilled water pumps and pipes, and a ton cooling tower on the roof. This design concept also requires new 4-pipe fan coil units in apartments and new 3500 MBH natural gas condensing boilers in the garage. Estimated cost are high. 2) Air-Cooled Chiller Alexander House Level II Audit Report 61

63 The options includes a new ton air cooled chiller on the roof, chilled water pumps and pipes, new fan coils in apartments and new 3500 MBH natural gas condensing boilers in the garage. 3) Variable Refrigerant Volume (VRV) System This option includes ten 38 ton, 3-condensing unit modules located on the rooftop, a three-pipe refrigerant distribution piping, and indoor VRV heat pump units. Other options, not listed by AHA Engineering, include: 1. Replacement in-kind with air-cooled heat pumps. This design will conflict with plans for an accessible roof. 2. Install a water-cooled heat pump and cooling tower system. This system will potentially be comparably efficient to the water-cooled chiller and cooling tower. This system could also have a boiler in the condenser water loop that can add heating capacity. 3. Water-cooled VRV. This system will have the same energy benefits as an evaporatively cooled system. Another advantage of the water-cooled VRV is that it eliminates the need for water distribution as required in a water-cooled chiller system. Next Steps To choose the best system, several factors must be weighed: 1. Feasibility/constructability 2. Total cost of ownership (first, maintenance and energy costs) 3. Thermal comfort 4. Exit strategy If chillers and boilers are installed, agreements may become more complicated should the building ever be sold (e.g. as condominiums) While a design concept (the water-cooled chiller and cooling tower system) has already been recommended, the audit team recommends building on this audit, with a ASHRAE Level III audit to allow for a more accurate energy and cost comparison of heating and cooling systems (window upgrades, reduced load from lighting, etc.). Once the most appropriate design has been chosen, discuss the potential investment with management and, if approved, budget for the capital expenditure. 6.5 Summary of recommended measures Below is the tabulated summary of all studied energy conservation measures and additional recommendations. Alexander House Level II Audit Report 62

64 Summary of Energy Conservation Measures # Measure Name Upgrade Lighting Systems Replace Domestic Water Tank Insulation Jacket & Fix Damaged or Install Missing Pipe Insulation Upgrade Bathroom Faucet Aerators Install Variable Frequency Drives on Domestic Water Pumps Priority Category Impact to Building Operation Building can remain occupied Building can remain occupied Building can remain occupied Part of a Planned Renovatio n Estimated Investment Cost Range $4,954 - $133,149 $1,500 - $2,725 $5 / aerator $13,000 - $32,500 Estimated Payback Time <1 10 years 3-5 years 1-2 years 1-3 years Saving Potential $25,842 / year $582 / year $11 / year $12,400 / year Comfort Enhancemen t Negligible Yes No No 5 Repair Variable Frequency Drive for AHU-3 & Install VFDs for AHU-1 and AHU Building can remain occupied $1,000 - $7,500 <1 4 years $4,475 / year Yes 6 7 Replace and Upgrade Exhaust Fans Insulate Exterior Walls 8 Repair Ducts Part of a Planned Renovatio Building n must be unoccupie Building d can remain occupied $20,000 - $25,000 $40,000 - $60, years years $ years $4,4880 / year $2,000 / year $120 / year Yes Yes Yes 9 Upgrade Residential Appliances with ENERGY STAR Appliances 4 Building can remain occupied $121, years $6,700 / year No Alexander House Level II Audit Report 63

65 Summary of additional recommendations # Measure Name Comfort enhancement 1 Update building documentation. No 2 Encourage residents to reduce energy consumption Yes 3 Educational campaign for reducing plug loads No 4 Utilize sub metering energy use displays with web based analytics No 5 Adjust setpoint and setback temperatures Yes 6 Apply for ENERGY STAR certification No 7 Have a third party provider shop for cheaper utilities No 8 Eliminate wind tunnel in lobby Yes Alexander House Level II Audit Report 64