Procedures for Commercial. Audits. Jim Kelsey, PE kw Engineering.

Transcription

1 Updated d Procedures for Commercial Building Energy Audits Jim Kelsey, PE kw Engineering

2 What we ll cover 2 Background of ASHRAE s Procedures for Commercial Building Energy Audits Quick Summary of Audit Levels e Putting together a successful audit implementation team What to look for in the audit Technical points to look for Balancing costs, accuracy & time spent p The future. What next?

3 Energy Audits are like photography p 3 Everybody thinks they can do it Tools are cheap and available Producing a product is easy But results may vary In fact, a lot of skills and experience are needed to ensure that recommendations are cost effective, technically feasible, and result in significant energy savings

4 Background 4 86% of building construction expenditures are on existing buildings If we re to get to net zero we need to address audits in existing buildings There is a lack of industry standardization on audit methods Need for a common vocabulary & Standardized methods 2004 Publication referenced by LEED EBOM Commercial PACE Programs Proposed ASHRAE Std 100 (2012?)

5 San Francisco Ordinance 5 All commercial buildings to submit energy usage data annually and conduct energy audits every 5 years* Annual Energy Benchmark Summary (AEBS) report submitted annually using EPA ENERGY STAR Portfolio Manager Building Size Audit Level* Required 5,000-49,999 sq ft ASHRAE Level 1 - Walk-through Analysis 50,000+ sq ft ASHRAE Level 2 - Energy Survey / Engineering Analysis *See

6 Highlights g of what was added 2 nd Ed 6 Much more info on how to do audits Importance of team building & human factors Summary of measurement approaches Lifecycle cost approaches Excel templates Checklists

7 Greatly expanded how to 7 sections pag es Version 2011 Version Level Definitions "How To" Forms * This is placeholder cover design actual is not yet final

8 ASHRAE Energy Assessment Levels 8 Minor changes in Level Definitions Removed requirement for analysis of no-cost and low-cost measures es under Level e 1 Levels I, II, and III have become 1,2 and 3 Added summary table to make levels clearer

9 Preliminary Energy Use Analysis Calculate kbtu/sf Compare to similar Level 1: Walk-through Rough Costs and Savings for EEMs Identify Capital Projects Level 2: Energy Survey & Analysis End-use Breakdown Detailed Analysis Cost & Savings for EEMs O&M Changes Level 3: Detailed Survey & Analysis Refined analysis Additional Measurements Hourly Simulation 9

10 Level Process Conduct Preliminary Energy Analysis (PEA) Conduct walk-through survey Identify low-cost/no-cost recommendations Identify capital improvements Review M&E design, condition and O&M practices Measure key parameters Analyze capital measures (savings & costs including interaction) Meet with owner/operators to review recommendations Conduct additional testing/monitoring Perform detailed system modeling Provided schematic layouts for recommendations Levelel Report Estimate savings from utility rate change Compare EUI to that of similar sites Summarize utility data Estimate savings if EUI met target Estimate low/cost / no-cost savings Perform detailed end-use breakdown Estimate capital project costs and savings Complete building description and equipment inventory General description of considered measures Recommended M&V method Financial analysis of recommended EEMs Detailed description of recommended measures Detailed EEM cost estimates 10 Level Summary

11 Preliminary Energy Use Analysis (PEA) 11 Done prior to site visit Required 1 st step for Level 1 audit Compile billing data Calculate Energy Use Intensity (EUI) kbtu/sf or MJ / m 2 Compare to similar buildings Energy Star / CBECs Energy IQ ( Your portfolio (don t forget to correct for weather, schedules, etc.)

12 Preliminary Energy Analysis 12 of Bu ilding Stock Pe ercent 50% 40% 30% 20% 10% 0% Your Building = 80 kbtu/ft Building Energy Use Intensity (kbtu/ft 2 or MJ/m 2 )

13 Level 1- Walk-through 13 Process Conduct Preliminary Energy Analysis (PEA) Conduct walk-through survey Identify low-cost/no-cost recommendations Identify capital improvements Report (brief) Estimate t savings from utility rate change Compare EUI to that of similar sites Summarize utility data Summarize utility data Estimate savings if EUI met target

14 14 Level 2 Energy Survey and Analysis

15 Level 2 Energy Survey and Analysis 15 Process Detailed site visit Review M&E design, condition and O&M practices Measure key parameters Analyze capital measures (savings & costs including interaction) Meet with owner/operators to review recommendations

16 Level 2 Energy Survey and Analysis 16 Report Estimate low/cost / no-cost savings Perform detailed end-use breakdown Estimate capital project costs and savings Complete building description and equipment inventory General description of considered measures Recommended M&V method Financial analysis of recommended EEMs

17 End Use Allocation 17 End Use kwh therms kbtu % Lights 85, ,300 14% Misc Equip 145, ,300 23% Space Heating 8, ,600 39% Space Cooling 78, ,200 13% Pumps 645 2, % Fans 52, ,300 8% DHW ,700 3% Total Estimated 362,925 8,883 2,126, % Historical Billing 366,455 9,217 2,172,044 Percent of Actual 99% 96% 98% Total per sq ft

18 Detailed End Use Allocation Pumps 0% Fans 8% DHW 3% Lights 14% Space Cooling 13% Misc Equip 23% Space Heating 39% 18

19 The Energy Balance 19 AKA Utility Bill Calibration, Energy Use Allocation Idea is fundamental baseline energy estimates should match bills If they don t, you don t understand the building If this isn t done, you run risk of overestimating savings

20 EEM Summary Table 20 NRG Geeks Inc.

21 Level 3 Detailed Analysis 21 Level 2 and then some Process Additional testing / monitoring Detailed system modeling Schematic layouts for recommendations

22 Level 3 Additional Scope & Value 22 Level 2 and then some Report Detailed description of recommended measures Detailed EEM cost estimates LCCA

23 Approaches to date have 23 missed human factors Team building is key to audit & implementation success Seek involvement with key players at site Let folks do what they re good at Leave site staff with the knowledge to follow through Don t believe everything you hear Site inspections with staff can be misleading Your questions may be threatening

24 Building a Balanced Team 24 Committed management Engaged financial staff who understand risks and rewards Trained building engineers Trusted contractors and vendors Utility account representatives Engaged and informed building occupants Trained and experienced energy auditor

25 Costs vs. Accuracy 25 Energy auditing seeks to strike a balance between time spent and the value returned Important to allow flexibility to seek best return on time Too little effort may result in less identified potential Too much effort gilded lilies and science projects

26 How to Hire an Energy Auditor 26 Use either Competitive Bidding or Sole-source Using sole-source can be quicker, but competitive bids may result in a lower price Consider effect of price on results. Low price may not be best choice What to look for from a good auditing firm: References, work samples, and resumes of key staff members Professional certifications Vendor-neutral Solution-neutral

27 What to ask for in an audit report 27 Actionable recommendations Realistic treatment of rates Transparent analysis Guidance to more resources Reasonable savings estimates Reasonable cost estimates Analysis of interactive effects Measurements of key input variables Monitoring of baseline performance Hourly modeling

28 Top 10 to check in an energy audit Proposed measures are feasible and appropriate for the building 2. Proposed measures meet /exceed applicable building codes 3. Data are internally consistent 4. Savings estimate methods follow established principles and methods 5. Energy savings estimates are reasonable compared to quick estimates and historical energy use 6. Proposed cost estimates are reasonable relative to field experience 7. Cost savings adequately treat utility rates 8. Interactions between EEMs are identified and addressed 9. Recommendations and report meet the project scope, goals, and client s needs 10. Financial discussion includes current and viable mechanisms available per the tax structure, location, and motivations of the client

29 New Resources 29 Live Excel - customizable Preliminary Energy Analysis Template Energy Efficiency Measure Summary Table Template Template Forms Measure checklists Complete IEA Energy Process Assessment Protocol handbook

30 Conclusions / Future Work 30 There s a lot of new material that provides a good foundation for best practices Still much to add to make this 2 nd edition S uc o add o a e s ed o publication comprehensive More detail on modeling and analytical methods Additional treatment of Cx and RCx We need an audit standard BEAP certification will help

31 Questions? 31 Contact: Jim Kelsey, P.E.