Reference Manual for Operations & Maintenance (O&M) of Commercial Buildings for Maximizing Energy Efficiency

Reference Manual for Operations & Maintenance (O&M) of Commercial Buildings for Maximizing Energy Efficiency

Challenging Energy Demands For companies to identify where operational and maintenance savings can be made it is beneficial that they have an understanding of their past and current energy trends. From knowing these figures, and analysing the data, a company can determine if their energy demands correlate to the building requirements. Although accounts departments are aware of the financial implications of a buildings demands, they are unaware of where, and how, energy is consumed. This task falls into the engineering and maintenance departments.

Significant Energy Users (SEU s) For companies to determine how energy is consumed on their premises, they need to identify their SEU s A significant energy user (SEU s) is the term given to identify which equipment has been identified as consuming a significant proportion of the total energy demand of an organization. For example, a large office building that uses a lot of artificial lighting and is heated by an oil fired boiler would consider that its SEU s are lighting and space heating. Its through addressing the energy demands of their SEU s a company can realistically achieve potential operational savings

Significant Energy Users (SEU s)

Significant Energy Users (SEU s) The graph in the previous slide indicates how the sector could be categorised, and the respective SEU s per user. Individual companies should reference this graph to see how their own energy demands correlate to that of the sector. From understanding what equipment is used to support the operation of their SEU s, a company can identify where operational and maintenance improvements can be made. A company should address their SEU s in order of significance, remember, a 10% saving on the largest SEU yields a higher saving than 10% of the smallest SEU.

Operational Savings More than often equipment is operated inefficiently. So long as the process, or room requirements, are maintained companies are none the wiser. Historically, operational efficiencies could occur since the equipment was firstly commissioned. Companies are usually not aware of the significance of these inefficiencies because their utility bills are relatively constant. Maintenance personnel, through no fault of their own, are not aware of the implications of their actions in maintaining the equipment under their control. Specific training should be offered to all craft maintaining significant energy users.

Operational Savings To achieve operational savings companies need to perform surveys of the operational efficiencies of their apparatus. This could simply be assessing where lighting is required, light levels, and light levels relative to building occupancy. These surveys should try to establish if the energy consumed is merited and challenge why operational set points are what they are. If service companies are contracted to provide maintenance procedures they should be made aware of a companies policy on energy management and maintenance best practices.

Maintenance Savings The manner in which equipment is operated and maintained has a significant bearing on system efficiency. Too often maintenance procedures do not reflect best practice policies. Maintenance often seen as unnecessary evil where resources are often stretched beyond capabilities Maintenance procedures are often completed without any consideration to operational efficiency. Old practices are often implemented because it s the norm. For example changing belts by pulling old belts off and forcing new belts on without opening a single locking bolt.

Maintenance Savings One aspect of maintenance practices often overlooked is purchasing polices. Companies should, where feasible, purchase the most efficient equipment available, and not just simple replace like for like. Simply performing maintenance procedures is not an efficient way in maintaining plant. A properly organised maintenance management system is essential for ensuring that all procedures are carried out in a cost effective manner. A properly maintained system will ensure that procedures are carried out when required and will provide for an effective way of ensuring the correct procedures are completed.

Summary To achieve operational savings companies need to address how their SEU s are consuming energy. Simply looking at building occupancy, with respect to energy profiles, can provide for potential savings. In other words look how your energy demand correlates to the process being completed. Maintenance procedures should reflect on best practice methodologies where proper management practices should be implemented. All maintenance personnel should be afforded the necessary training required to implement their tasks effectively.