Leading Techniques for Energy Savings in Commercial Office Buildings

Transcription

1 Leading Techniques for Energy Savings in Commercial Office Buildings Learn how building automation products and services can reduce energy costs in owner-occupied and tenant-occupied commercial office buildings. This paper outlines proven techniques, effective in achieving energy conservation results with an attractive return on investment. September 2006 / White Paper Make the most of your energy

2 Summary I. Executive Summary... 3 II. Energy Facts in Commercial Offices Today... 4 Profile of Energy Demand in Commercial Offices... 5 Energy Conservation Makes Sense... 5 III. Unique Concerns of Both Owner & Tenant-Occupied Property... 6 Owner-Occupied Buildings... 6 Tenant-Occupied Buildings... 7 IV. Moving Beyond Basic Energy Controls... 8 Best Practice Control Strategies... 8 Fundamental Control Applications... 9 Advanced Control Applications... 9 Integrated Controls Applications...11 V. Energy Services...12 The Complete Building Envelope...12 Types of Energy Services...12 VI. Examples of TAC Customer Solutions...13 Union Pacific Headquarters (owner-occupied) Argyle Street, Halifax, Nova Scotia (tenant-occupied)...13 VII. Conclusion...14

3 I. Executive Summary Owners of commercial office buildings today face energy costs that continue to rise, creating very difficult challenges managing the facility budget. Ancillary costs of building maintenance products and services are also rising proportional to energy as vendors pass on high fuel costs to the consumer. Hence, executives of owner-occupied and tenant-occupied buildings must take new and creative steps that put energy costs in check to maintain a healthy and sustainable business. This paper is intended to raise awareness of the many areas of potential savings that relate to energy consumption at commercial office properties. Cost-effective recommendations and best practices will be outlined, demonstrating how owners can take action to address their energy inefficiencies and implement energy programs. The reader will also learn some of the often overlooked techniques that comprehensively address energy conservation and increase building operating efficiency. Finally, this paper will discuss several examples where TAC has effectively applied building automation products and related services to provide optimal facility operations at the lowest possible energy costs. Leading Techniques for Energy Savings in Commercial Office Buildings 3

4 II. Energy Facts in Commercial Offices Today The U.S. Energy Information Administration s (EIA) Annual Energy Outlook for 2006 shows that energy costs rose 31 percent from 2003 to Using another source to corroborate the EIA figures, The Producer Price Index for Fuels, Related Products, and Power clearly illustrates the trend for increasing prices. And high energy prices are forecast to continue due to limited supply and refining capacity, a tense global political climate, and brisk worldwide demand for fossil fuel. Add to this scenario the fact that 70 percent of these buildings are at least 20 years old 1, and the average building uses 20% more energy than necessary 2. Furthermore, TAC has found a remarkable number of commercial office buildings that run heating, cooling, and lighting 24 hours a day, and with equipment that is poorly maintained. It then becomes clear that commercial property owners must make renewed efforts to address energy costs through energy conservation measures and energy programs. 1 Frost & Sullivan, North American BAS Controls Market, American Council for an Energy Efficient Economy, 2005 Study Leading Techniques for Energy Savings in Commercial Office Buildings 4

5 Profiles of energy demand in commercial offices Energy use in offices has risen in recent years because of the growth in information technology, air-conditioning, density of use, and a competitive market where tenants see high value in a comfortable workplace. Two-thirds of all energy consumed in an average office building is electricity. Lighting, office equipment and HVAC account for 90 percent of this expenditure. Certainly, the trend of high energy demand is offset by the considerable improvements over time in design, construction, insulation, lighting, and controls. Yet as energy costs continue to climb, improvements and innovation on the consumption side will not be able to keep pace. 14% Commercial Office Electric Demand 23% Cooling 8% 3% 1% 1% 6% Ventilation Space Heating Water Heating Refrigeration Miscellaneous Lighting Office Equipment 44% Energy conservation makes sense Despite perceptions to the contrary, energy-efficient offices are not expensive, difficult to manage or inflexible. They don t hamper productivity or comfort either. Energy conservation measures which work well are reliable, straightforward, and compatible with both management and user needs. Further opportunities to improve energy efficiency can be sought during refurbishment, renovation, or office reconfiguration, when it can be planned in the budget. Investments at the time of renovation often carry handsome paybacks and improvements to the business. Section IV gives examples of specific energy conservation measures that can be implemented by the building owner s energy service provider. Techniques that progress from fundamental control to more advanced and integrated applications are outlined for the reader. Leading Techniques for Energy Savings in Commercial Office Buildings 5

6 III. Unique Concerns of Both Owner & Tenant-Occupied Property There are generally two types of commercial offices. Those where the owner also occupies the building, such as company headquarters and local businesses, and others where the owner holds the property for investment and income, using the space to lease out to tenants. Owner-occupied buildings If an owner also occupies the space, lowest operating cost is always a primary concern. Investment in the property is usually difficult due to limited financial resources and uncertainty about return-on-investment. What the owner needs is a clear justification for investment in energy-related products and services to alleviate these concerns. The owner needs to know what to do, why it should be done, and how soon the investment will create positive returns. Work with an energy service provider capable Management Concerns High energy expenses. Keeping the facility secure and safe for liability concerns. Keeping employees productive in a comfortable and healthy environment. There is little or no measurement of trends in energy demand. The facility manager is a jack-of-all-trades with too much to do and little time to learn new skills. of projecting these returns for clear decisionmaking criteria. So why invest in energy efficiency? The answer is not simply to reduce energy costs. Other benefits specifically related to owner-occupied buildings are evident. Benefits Realized Due To Energy Efficiency in Owner-Occupied Buildings An energy efficient building has greater market value. Regaining 1% to 2% in employee productivity could offset a significant amount of the energy budget for the year. Energy costs become more predictable in the budget, because demand trends are measured over time through reporting. Maintenance staff receive alarm notification of facility problems, often before more costly events occur. Staff can also proactively address issues before they result in tenant complaints. Frequent or after-hours maintenance costs are reduced. Equipment life is extended, deferring replacement cost for years to come. Changes in building use can be monitored for significant impacts on energy demand. Facility staff can enhance their skills in energy management, which increases job satisfaction and employee retention. The building will be seen as an energy leader in the community, attracting interest and promoting the business. Each of these points must be evaluated for their merits as they apply to a given building. Section IV describes specific energy conservation techniques and services that can be implemented to achieve these results. Leading Techniques for Energy Savings in Commercial Office Buildings 6

7 Tenant-occupied buildings Whether it s a high-rise tower or an office complex, today s tenant-occupied office buildings exist in a very competitive market with multiple stakeholders who have different building demands. Tenant Concerns Tenants want a comfortable and secure working environment. Tenants need the ability to adjust temperature and control lights. Tenants themselves desire a stake in energy efficiency, so they can be rewarded for reducing demand. Management Concerns High energy expenses. Maximizing property income at the least cost. Billing tenants for their appropriate share of utility costs. Keeping the facility secure and safe for liability concerns. Offering attractive space in a competitive market, with differentiating features. There is little or no measurement of trends in energy demand. Tenant complaints about climate, lighting, security, and other facility conditions. Burdening maintenance staff and increasing costs. Retaining good facility management staff. The owner of tenant-occupied commercial space will invest in the building if it means clear returns in terms of tenant retention or improved prospects of leasing all available space. Let s examine again the additional reasons to invest beyond the need to just save energy, specifically for tenant-occupied properties. Benefits Realized Due To Energy Efficiency in Tenant-Occupied Buildings An energy efficient building has greater market value. Energy costs become more predictable in the budget, because demand trends are measured over time through reporting. The same system that produces trend reports can issue utility bills to tenants. This properly allocates costs and enables tenants to control their own expenses. The result can be lower lease rates, helping the property to compete better locally. After-hours access, climate, and lighting can be controlled and billed to tenants. This permits large sections of the building to economize on energy. Maintenance staff receive alarm notification of facility problems, often before more costly events occur. Staff can also proactively address issues before they result in tenant complaints. Frequent or after-hours maintenance costs are reduced. Equipment life is extended, deferring replacement cost for years to come. Changes in building use can be monitored for significant impacts on energy demand. Facility staff can enhance their skills in energy management, which increases job satisfaction and employee retention. The building will be seen as an energy leader in the community, attracting interest and new tenants. Leading Techniques for Energy Savings in Commercial Office Buildings 7

8 IV. Moving Beyond Basic Energy Control Many commercial buildings today have the original building automation system (BAS) system in operation. It is also not uncommon for facilities to have no controls or automation at all, and instead use simple programmable thermostats installed by the HVAC equipment provider. Of course, there are many variations of control depending on the building size, design, configuration, and use factors. So what kind of control is necessary for optimal energy performance and reasonable return-oninvestment? The answer depends largely on the building, how it is currently used and planned for use, and the desired cost-savings timeframe. It is inexpensive to implement basic controls. However, while initial costs are lowest, the building owner s ability to more aggressively manage energy is compromised by these low-cost, fixedfunction solutions. This means there is limited or no capacity to do more with the system. Hence, when energy costs rise, there is no easy or cost-effective way to respond because all of the systems energy saving features are already being applied. Additional costs must then be incurred to implement control strategies that could have been designed from the start in a more scalable BAS. Today s BASs can be expanded to control every piece of equipment in the building, including pumps, fans, valves, dampers, compressors, lighting, and more. Integrated systems can link disparate functions such as card access to lighting and climate control in any number of divided While the initial costs of basic controls are lowest, the building owner s ability to more aggressively manage energy is compromised by these low-cost, fixed-function solutions. zones of a building. If a new application of control is necessary, choosing a good BAS results in a flexible and scalable system that protects the building owner s initial investment in controls. This makes it possible for the system to be expanded in the future should the need arise. Where existing controls are already in place, the building owner should evaluate whether software can be modified or upgraded to achieve the desired results. Best practice control strategies If a BAS is either being considered or already in place, the building owner s options for taking greater control of energy demand increase dramatically. Well designed building automation can save a property owner 5% to 20% annually 3 in energy costs; more if the office currently runs climate and lighting around the clock. The following are a few best practice control strategies commonly implemented by BASs and proven financially justifiable by commercial property owners. 3 Portland Energy Conservation, Inc. (PECI) study for the U.S. Department of Energy, Fifteen O&M Best Practices for Energy-Efficient Buildings, September Leading Techniques for Energy Savings in Commercial Office Buildings 8

9 Fundamental Control Applications Fundamental Control Applications This is the starting point for the building owner who wants to move beyond programmable thermostats or sensor-activated lighting controls. Techniques for fundamental control include: Zone Scheduling Permits defined sections of a building to have HVAC and lighting reduced or shut down on a schedule. Zone scheduling means that a whole building does not need to run at a 100% comfort setting if on only a few occupants are in the facility. Night/Unoccupied Setback Changes the comfort settings (setpoints) of HVAC so that space temperature decreases in winter and increases in summer, thereby reducing demand for heating and cooling during unoccupied hours. This feature can also be done using a programmable thermostat, but with only a few schedules and no flexibility to more aggressively change setback temperatures. After-Hours Override Allows temporary changes to comfort settings after-hours. This eliminates the need to modify schedules, which can sometimes become permanent by accident. This also avoids having the entire building run in occupied mode to meet the needs of a small group. Occupancy Sensors Detect motion or infrared signatures in the space, and trigger lights or HVAC accordingly. The BAS also enables scheduled overrides or triggers based on card access to an area of the building. Holiday Scheduling A calendar defines HVAC and lighting control for an entire calendar year, saving staff time implementing special schedules and ensuring holiday weekdays do not run in occupied mode. Fundamental This is the starting Control point Applications for the building owner who wants sensor-activated lighting controls. Techniques for fundame This is the starting point for the building owner who wants sensor-activated lighting controls. Techniques for fundamen Zone Scheduling and lighting reduce Zone that a Scheduling whole buildi and on only lighting a few reduced occu that a whole buildin on Night/Unoccupie only a few occup of HVAC so that sp Best Practices Night/Unoccupied summer, thereby r Fundamental of unoccupied HVAC so that hours. spa summer, thermostat, thereby but wi re unoccupied aggressively hours. changt thermostat, but wit aggressively After-Hours change Over after-hours. This e Best Practices - Fundamental After-Hours sometimes become Overr after-hours. entire building This run eli Advanced Best Control Practices Applications - Fundamental sometimes become In most cases, the same BAS put in place for entire Occupancy building Senso run i fundamental controls is also capable of more and trigger lights o Occupancy overrides or Senso trigge advanced control applications, often with only and trigger lights or software changes. Techniques for advanced overrides Holiday Scheduli or trigger control include: an entire calendar Holiday and ensuring Schedulin holid Follow Sunrise & Sunset Permits lighting an entire calendar y schedules (such as parking lots, signs, and and ensuring holida outdoor access lighting) to vary throughout the year Advanced as the length of Control daylight changes. Applications This prevents lights from being on during the daytime. The Advanced In BAS most automatically cases, Control computes the same Applications sunrise BAS and put in place for fundamental sunset applications, based the often latitude and with longitude only of software the changes. Techniques In most cases, the same BAS put in place for fundamental building s location. applications, often with only software changes. Techniques Follow Sunrise & lots, signs, and out Follow the length Sunrise of daylig & lots, the daytime. signs, and The outd B the on length the latitude of daylig and Best Practices the daytime. The BA Advanced on Daylight the latitude Harvest and windows, lighting c Daylight lighting levels Harvesti dete windows, can also optimize lighting ca t lighting energy levels efficiency. detec can also optimize th energy Optimum efficiency. Start bring the building s Best Practices - Advanced Optimum routines take Start into Sa bring temperatures the building when s Best Practices - Advanced routines Optimum take start into taka temperatures when Optimum start take 4 According to the California Institute for Energy Efficiency an Leading Techniques for Energy Savings in Commercial Office Buildings 9 electricity are consumed in the United States each year for lig 4 already According present. to the California Institute for Energy Efficiency and

10 an entire calendar and ensuring holid White Paper Advanced Control Applications In most cases, the same BAS put in place for fundamental applications, often with only software changes. Techniques Daylight Harvesting 4 In zones of the building near exterior walls and windows, lighting can be dimmed or shut off based on specified minimum lighting levels detected by photocells. Controlled use of motorized shades can also optimize the availability of natural light without compromising energy efficiency. Optimum Start Starts HVAC equipment only as early as required to bring the building setpoints to comfort levels for occupancy. Control routines take into account outside air temperature and inside space temperatures when initiating the morning warm-up or cool-down cycles. Optimum start takes the guess-work out of scheduled startup. Optimum Stop Determines the earliest possible time to initiate setback temperatures before unoccupied periods while still maintaining occupant comfort. Also known as coasting. Space temperature drifts gradually beyond comfort levels in anticipation of the unoccupied period. Ventilation On Demand CO 2 levels in the occupied space are used as an indicator of the number of occupants in a room. Calculations are then performed that relate the CO 2 level to the fresh air intake damper, indicating when more outdoor air is needed. CO 2 levels also assist heating and cooling anticipation in thermostatic control to optimize comfort and air circulation. Variable Air Volume (VAV) Supply Air Temperature Reset The supply air temperature (SAT) of variable volume air handlers can be reset upwards when full cooling is not required. The SAT setpoint is increased on cooler days based upon the actual building load. Then when terminal boxes reach 100% open, the SAT is decreased. This minimizes the need for mechanical cooling, optimizes the use of economizers, and improves tenant comfort by reducing drafts due to the movement of excessively cold air. Demand Limiting or Load Shedding Monitors Best Practices - Advanced electric meters and current draw on high-demand equipment, then relaxes setpoints to immediately reduce demand. This technique can, for example, prevent a chiller from further loading, but can also globally change setpoints throughout the building to shed electric load to avoid peak utility charges. Non-critical equipment and lighting loads can also be shut off. Discussion and planning usually occur with the customer in advance so the right strategies are implemented that fit the business. Chiller Optimization The chilled water loop temperature can be raised as the cooling requirements for the building are reduced, increasing chiller efficiency. A technique known as load reset raises the chilled water temperature setpoint until one of the chilled water valves is 100% open. LEADING TECHNIQUES FOR ENERGY SAVINGS IN COMMER Cooling Tower Optimization The condenser water supply to the chiller can be decreased to a minimum setpoint, as defined by the manufacturer. Then an optimal water supply setpoint can be calculated using a combination of the outside air wet-bulb temperature and the cooling tower approach temperature. The reduced water temperature improves the chiller s partial load efficiency and also optimizes the cooling tower s operation. Follow Sunrise & lots, signs, and out the length of daylig the daytime. The B on the latitude and Best Practices Advanced (cont.) Daylight Harvest windows, lighting c lighting levels dete can also optimize t energy efficiency. Optimum Start bring the building s routines take into a temperatures when Optimum start tak 4 According to the California Institute for Energy Efficiency and electricity are consumed in the United States each year for lig already present. 4 According to the California Institute for Energy Efficiency and the U.S. Department of Energy, 77,000,000 MWh of electricity are consumed in the United States each year for lighting buildings perimeter zones where daylight is already present. Leading Techniques for Energy Savings in Commercial Office Buildings 10

11 Integrated Control Applications The concept of integrated control is an extension of fundam diverse parts of the commercial office. Integrated control p plus the flexibility to expand control, at least cost, for futu Hot Water Reset Hot water system temperatures can be reset based on outside air temperature, decreasing heat losses in supply piping. This saves energy and also makes the office space more comfortable because it reduces localized heating caused by excessively hot pipes. Integrated Control Applications The concept of integrated control is an extension of fundamental and advanced control, but with links to more diverse parts of the commercial office. Integrated control provides a high level of potential business benefits, plus the flexibility to expand control, at least cost, for future energy savings objectives. Variable Frequency Drives (VFDs) VFDs optimize the power consumed by HVAC fans, speeding up or slowing down the fan based on climate demands of the space under control. A 20% reduction in fan speed (and air flow) results in a 49% decrease in electrical consumption. Integrated control of VFDs can also be part of a load shedding strategy. Card Access Triggers HVAC and Lighting Card readers used for entry into the building trigger lighting and climate control for the specific area where the card-holder works. Lights turn off on a schedule or based on occupancy sensors. This is especially useful to save energy at properties with multiple tenants and unpredictable occupancy periods. circuit breakers (known as smart breakers ). This enables Best integrated Practices control - Integrated of lighting and electrical consumption, which reduces the need for a separate lighting control system installation, training, and maintenance. Third-party Equipment Systems such as HVAC equipment, fire detection systems, alarm systems, smoke evacuation systems, and elevators are integrated into a single BAS. This type of integration brings total control of the facility to a single graphical interface. Central Monitoring and Control Maintenance staff or the energy manager can monitor and control the whole building from a single console, either on-site or remotely over the Internet. Alarms defined by the user can appear at the console, or be sent to an address or cell phone. The energy service provider can also perform remote monitoring. Variable Frequenc consumed by HVAC climate demands o speed (and air flow Integrated control Best Practices Integrated Card Access Trigg into the building tr where the card-hol occupancy sensors with multiple tenan Reporting and Bill meters, indoor and data is then used t consumption. Prop efficiency begins to energy consumptio Smart Circuit Brea off electrical circuit integrated control the need for a sepa maintenance. Third-party Equip detection systems, elevators are integ total control of the Central Monitoring manager can moni console, either onthe user can appea phone. The energy Reporting and Billing The BAS logs data from HVAC operation, utility meters, indoor and outdoor temperature trends, and other devices. This data is then used to view weekly, monthly, or annual trends in energy consumption. Proper reporting provides early warning when energy efficiency begins to drift. Leased space can also be billed for actual energy consumption. Smart Circuit Breakers The BAS runs software that can switch on and off electrical These are examples of best practices in control operations, though not an exhaustive These are examples of best practices in control operations list. There are many techniques that apply to the techniques that apply to the specific equipment of a comm specific equipment of a commercial office in a No matter what level of automation or control is present, a design-to-suit offer. supplier about whether any of these techniques can be ach No matter what level of automation or control is present, a building owner should be inquiring with their supplier about whether any of these techniques can be achieved with modifications to an installed BAS. Leading Techniques for Energy Savings in Commercial Office Buildings 11

12 V. Energy Services Types of energy services We have discussed the business motivators around energy relating to owner-occupied and Experience tells us that early identification of tenant-occupied commercial buildings. And excessive energy expenses can often be corrected we have outlined best practice techniques that for very little cost with regular service to controller apply a BAS toward solving the costs related software, schedules, and economizer operation, to energy demand. This section now discusses and by practicing simple and inexpensive energy services, and how ongoing review of maintenance procedures. Ignoring, or not even energy practices can ensure energy management seeing spikes in energy costs can consume objectives are continuously being met. many times what the remedy would have cost had it been implemented in a timely manner. The complete Energy services that look at the complete building building envelope envelope include: Unless a BAS is maintained and upgraded regularly, it is likely there are energy inefficiencies. Outsourced remote monitoring and reporting Buildings are known to drift out of control over Outsourced operations & maintenance, time due to reconfiguration, changes in use, including controls staffing changes, lack of training, and relaxed Alarm notification and mechanical operations and maintenance (O&M) practices. service response Building automation system fine-tuning Energy conservation measures should not be Periodic energy audits and reports of V. Energy Services looked at individually without considering how recommendations they interact and impact other planned steps Evaluations of infrastructure that relate to energy We have discussed the business motivators around energy relating to owner-occupied and tenant-occupied toward energy efficiency. So an important aspect consumption, such as roofing, glass, airlocks, commercial buildings. And we have outlined best practice techniques that apply a BAS toward solving the of energy conservation is to manage demand with costs related to energy demand. This section now discusses insulation, energy etc. services, and how ongoing review of control systems combined with energy services energy practices can ensure energy management objectives Assistance are finding continuously government being rebates met. that apply to the complete building envelope, and financing THE including COMPLETE windows, BUILDING walls, foundation, ENVELOPE basement Comprehensive energy efficiency programs, like slab, ceiling, roof, and insulation. Looking at the EnergyEdge Unless a BAS is maintained and upgraded regularly, it is likely there are energy inefficiencies. Buildings are building envelope broadens energy management known to drift out of control over time due to reconfiguration, changes in use, staffing changes, lack of beyond just smart BAS techniques. It considers Once initial steps are taken to maximize training, and relaxed operations and maintenance (O&M) practices. non-control facets of the building that can affect energy efficiency, periodic reviews ensure energy demand. Energy services, usually part of an office configuration, equipment, controls, or Energy conservation measures should not be looked at individually without considering how they interact and energy program, are designed to maintain optimum other systems have not been altered by users or impact other planned steps toward energy efficiency. So an important aspect of energy conservation is to energy efficiency after initial efforts to establish maintenance staff. Energy efficiency drift can manage demand with control systems combined with energy services that apply to the complete building energy conservation are put in place. defeat the best intended energy program. envelope, including windows, walls, foundation, basement slab, ceiling, roof, and insulation. Looking at the A trained and qualified energy specialist building envelope broadens energy management beyond just understands smart BAS the complete techniques. building It considers envelope. non-control facets of Expert the services, building combined that can affect with effective energy demand. Energy services, knowledge usually of controls part help of an commercial energy program, building are designed to owners maintain maximize optimum savings, energy not just efficiency once, but after on initial efforts to an establish annual basis. energy conservation are put in place. TYPES OF ENERGY SERVICES Experience tells us that early identification of excessive energy expenses can often be corrected for very little cost with regular service to controller software, schedules, and economizer operation, and by practicing simple and inexpensive maintenance procedures. Ignoring, or not even seeing spikes in energy costs can consume many times what the remedy would have cost had it been implemented in a timely manner. Energy services that look at the complete building envelope include: Leading Techniques for Energy Savings in Commercial Office Buildings 12

13 VI. Examples of TAC Customer Solutions VI. Examples of TAC Customer Solutions Union Union Pacific Headquarters (owner-occupied) (owner-occupied) Union Pacific Corporation chose TAC to provide energy VI. Examples of TAC Customer management Union Pacific Solutions automation Corporation for its chose headquarters TAC to provide building in energy Omaha, management Nebraska. automation Union for Pacific its headquarters wanted to provide building a safe in and Omaha, comfortabl Nebraska. e Union environment Pacific wanted for its to 4,000 provide employees, a safe and but comfortablenvironment also needed to consider for the energy costs associated with a 1.3 million square foot facility. its 4,000 Union employees, Pacific Headquarters but also needed (owner-occupied) to consider the energy costs Solution associated with a 1.3 million square foot facility. Union Pacific Corporation chose TAC to provide energy A TAC partner installed an integrated automation system that management Solution automation for its headquarters building in Omaha, provided precise indoor climate control of 12 mechanical and Nebraska. Union Pacific wanted to provide a safe and comfortable electrical A TAC partner subsystems. installed Union an Pacific integrated implemented automation a system system that environment for its 4,000 employees, but also needed consider that also controls a series of automatic shades in offices and common the provided energy costs precise associated indoor with climate a 1.3 control million square of 12 mechanical foot facility. and electrical areas that open or close based on whether solar radiant heat is required. subsystems. A unique Union system Pacific of sensors implemented also detect a system glare that thalso can controls a Solution affect series the of productivity automatic of shades workers in using offices computer and common screens, areas and that open or A TAC partner installed an integrated automation system that reduce close based the glare on using whether automatic solar or radiant user-activated heat isrequired. shades. ThA e provided precise indoor climate control of 12 mechanical and unique system TAC energy management system also activates centrally controlled electrical storm of sensors subsystems. shutters also in the detect Union event glare Pacific of a tornado that implemented can warning. affect a the system productivity that of workers also using controls computer a series screens, of automatic and reduce shades in the offices glare and using common automatic or useractivated areas that open or close based on whether solar radiant heat is Gains required. A unique shades. system The TAC of sensors energy also management detect glare that system can also activates Today, Union Pacific s headquarters facility provides a sustainable, affect centrally the productivity controlled of storm workers shutters using computer in the event screens, of a and tornado warning. safe, and energy-efficient work environment for employees that is reduce the glare using automatic or user-activated shades. The comfortable, and has innovative qualities to maximize worker TAC Gains energy management system also activates centrally controlled productivity. storm Today, shutters Union Pacific s in the event headquarters of a tornado facility warning. provides a sustainable, safe, Gains and energy-efficient work environment for employees that is comfortable, Today, and has Union innovative Pacific s qualities headquarters to maximize facility provides worker a productivity. sustainable, safe, 1718 and Argyle energy-efficient St, Halifax, work Nova environment Scotia for (tenant-occupied) employees that is comfortable, and has innovative qualities to maximize worker productivity. Sonco Group, a real estate firm in Halifax, Nova Scotia chose TAC as their partner in energy efficiency during renovation of its 60,000 square foot tenant office building at 1718 Argyle Street. Sonco Group needed to make the property more competitive in its local market to attract and retain tenants, and to increase revenue from 1718 Argyle St, Halifax, Nova Scotia (tenant-occupied) the 1718 property. Argyle St, Halifax, Nova Scotia (tenant-occupied) Sonco Group, a real estate firm in Halifax, Nova Scotia chose TAC Solution Sonco Group, a real estate firm in Halifax, Nova Scotia chose TAC as as their partner in energy efficiency during renovation of its 60,000 Energy their partner efficiency in and energy security efficiency were primary during considerations renovation during square foot tenant office building at 1718 Argyle Street. Sonco of its 60,000 planning. A TAC partner integrated the new BAS with 55 existing Group square needed foot tenant to make office the property building more at 1718 competitive Argyle in Street. its local Sonco Group heat pumps, optimizing the morning startup time based on the market needed to to attract make and the retain property tenants, more and competitive to increase revenue in its local from season. In the summer, the pumps on the east-facing zone come market to the property. on attract first to and pre-cool retain that tenants, part of and the building to increase during revenue off-peak from utility the property. hours, offsetting the heat of the strong summer sun on the Solution building s face. In the winter, the west-side pumps come on first, Energy efficiency and security were primary considerations during while the east-facing parts of the building take advantage of solar planning. Energy efficiency A TAC partner and integrated security the were new primary BAS with considerations 55 existing warmth. The TAC system is also integrated with digital security during heat planning. pumps, A optimizing TAC partner the morning integrated startup the time new based BAS with on the cameras and a card access system that assures tenants safety 55 existing heat season. In the summer, the pumps on the east-facing zone come around pumps, the optimizing property, and the also morning controls startup off-hours time lighting based and on HVAC on first to pre-cool that part of the building during off-peak utility the season. In in an occupant s part of the building. hours, the summer, offsetting the pumps heat of on the the strong east-facing summer sun zone the come on first to precool that face. part In of the winter, building the during west-side off-peak pumps come utility on hours, first, building s Gains offsetting while the east-facing parts of the building take advantage of solar 1718 the heat Argyle of Street the strong provides summer comfort, sun security, on the and building s peace of face. mind In the winter, warmth. The TAC system is also integrated with digital security to the tenants, west-side which pumps makes it come very on attractive first, while for new the lease cameras and a card access system that assures tenants east-facing safety parts of opportunities and client retention for Sonco Group. The same around the building the property, take advantage and also controls of solar off-hours warmth. lighting The and TAC HVAC system is also system also helps Sonco Group keep energy costs at a minimum, leading integrated an occupant s to greater with part profits digital of the for security building. their business. cameras and a card access system that assures tenants safety around the property, and also controls offhours Argyle lighting Street and provides HVAC comfort, in an occupant s security, and part peace of the of mind building. 12 Gains 1718 to tenants, which makes it very attractive for new lease LEADING TECHNIQUES FOR ENERGY SAVINGS opportunities Gains IN COMMERCIAL and client retention OFFICE for BUILDINGS Sonco Group. The same system 1718 Argyle also helps Street Sonco provides Group keep comfort, energy security, costs at and a minimum, peace of mind to leading to greater profits for their business. tenants, which makes it very attractive for new lease opportunities and client retention for Sonco Group. The same system also helps Sonco Group keep energy costs at a minimum, leading to greater profits for 12 LEADING TECHNIQUES FOR ENERGY SAVINGS their business. IN COMMERCIAL OFFICE BUILDINGS Leading Techniques for Energy Savings in Commercial Office Buildings 13

14 VII. Conclusion An effective building control system is not a commodity, nor is it a cost. A well engineered and maintained building automation system can provide a return on investment over many years. Ensure that the automation system you install or modify is fully programmable to take advantage of the control strategies outlined in this paper. Make sure the energy conservation measures you put in place today are sustained over time. The best way to do this is to use energy services from a provider that understands the complete building envelope and the interrelated aspects of the building that affect energy demand. Finally, require your energy services provider reduce your building s energy costs immediately, provide a sensible return-on-investment timeframe, and convey confidence that they are proposing products or services that are necessary and effective to achieve your energy savings goals. Leading Techniques for Energy Savings in Commercial Office Buildings 14

15 Schneider Electric One High Street, North Andover, MA USA Telephone: Fax: All brand names, trademarks and registered trademarks are the property of their respective owners. Information contained within this document is subject to change without notice. On October 1st, 2009, TAC became the Buildings Business of its parent company Schneider Electric. This document reflects the visual identity of Schneider Electric, however there remains references to TAC as a corporate brand in the body copy. As each document is updated, the body copy will be changed to reflect appropriate corporate brand changes Schneider Electric. All rights reserved. WP-OFFICEENERGY-A4.BU.N.EN CC September 2006 sm