How to Buy an Energy Audit

Transcription

1 How to Buy an Energy Audit Peter Pollard, P.E.

2 What we ll cover Define a Good audit Auditing: Why and what? Standards & Levels Find and select an auditor Other keys to audit success Typical costs Case studies

3 Intro to kw kw Engineering Energy engineering efficiency & renewables Oakland, Long Beach, Chicago, Salt Lake City We walk the talk: our HQ building is LEED Gold certified with Energy Star = 100 Peter Pollard, P.E., BEAP - Principal Mechanical engineer, 26 years 18 yrs capital projects + 8 yrs devoted to energy Energy audits, strategic plans, PM, commissioning Current clients and sites include: Apple, AT&T, CB Richard Ellis, California Energy Commission (Bright Schools), Cisco, Citrus College, County of Santa Clara, Cushman and Wakefield, CSU-EB, Google, Kaiser, Kilroy Realty, Lawrence Livermore Natl Labs, Marvell, Pacificorp, PG&E, PepsiCo, Pixar, SCEdison, SFPUC, SFSU, SFUSD, Stanford University, St Jude Children s Hospital, UC Berkeley, UC Santa Cruz, VISA, Yahoo, Zynga

4 Polls (show of hands) 1. How many of you have bought energy audits before? 2. How many of you were satisfied with the results?

5 Good and Bad Audits Good energy audit: Leads to actions which costeffectively save energy and $$ Bad energy audit: A report sitting on a desk. Audits are just the beginning Audits provide a guide to action Energy Action Plans

6 Good and Bad Audits Too many energy audits end up as failed reports which collect dust on a shelf. No matter why you re going to buy an energy audit, why not buy one which inspires and enables action, with a custom plan for saving energy and money.

7 Energy auditing: why?

8 Why audit? Audits provide a guide to energy efficiency Energy efficiency saves $$ Well there s your problem

9 Why audit? Energy-efficient, properly-running systems can mean: Cost savings Satisfied tenants Higher occupancy Higher NOI Higher property value Avoided capital upgrades More reliable mechanical systems Recognition / differentiation LEED EBOM Energy Star ASHRAE EQ Tenant goodwill

10 Why audit? Goals: Meet legal requirement (Austin, San Francisco, NYC, ) Meet LEED requirements Meet corporate mandates In all cases, use audits to: Understand your building s energy use Find opportunities for energy cost savings Develop short and long-term plans for energy reduction: Energy Action Plan

11 Why audit? EE is complex Good energy projects depend on particulars Your building(s) Systems Operations Occupants Climate Other projects It s all in the details

12 LEED EBOM Credits WE IEQ Energy efficiency can get you ~half way to LEED certification EA Energy credits are the only ones with a payback!

13 LEED EBOM Credits Energy Star performance: Minimum 69 Up to 18 points for a 95+ Energy Star score

14 Energy auditing: what?

15 Energy auditing: what? What auditors do: Analyze your facility and your energy use and users Match best practices to your building particulars Develop savings/costs numbers to guide decisions and justify action Result: Energy Action Plan

16 Audit Standards Commercial Home Industrial Very different audit arenas No true standards ASHRAE Procedures for Commercial Building Energy Audits Commonly used to define levels of audit effort Eg. USGBC (LEED) Procedures, not a standard

17 Audit Standards Complements: ASTM E Standard Practice for Building Energy Performance Assessment Using the New ASTM BEPA Standard in Energy Auditing and ECM Performance Evaluation e_in_energy_auditing_ pdf

18 Also coming ASHRAE Standard 100 Energy Efficiency for Existing Buildings For most buildings uses energy targets For buildings w/o targets, requires ASHRAE Level 2 Energy Audits (within 10% annual spend cost cap)

19 Audit Levels How deep do you need to go? ASHRAE Audit Levels Level 1 Walk-through / Scoping Level 2 Standard Audit w/ Analysis Level 3 Detailed Analysis (Capital) Each level builds on the level before Alternates: Targeted audits Retro-commissioning

20 Preliminary Energy Use Analysis Analyze current use Benchmark Level 1: Walk-through / Scoping Identify Potential Projects Only Rough Cost & Savings Estimates Level 2: Energy Survey & Analysis End-use Breakdown Detailed Analysis Cost & Savings for Recommended Measures Level 3: Detailed Survey & Analysis Refined Analysis Additional Measurements Building Model Simulations

21 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 Provide performance specs for recommendations Level Report Estimate savings from utility rate change Compare EUI to that of similar sites (Benchmarking) Summarize utility use 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 Level Summary

22 How to Buy Energy Audits

23 Energy Audits are like photography 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 truly feasible, cost effective, and result in significant energy savings and the numbers are right

24 Select a good auditor Buying an audit means buying an auditor s professional services Step 1: Find qualified auditors and auditing firms: Ask for referrals from colleagues Ask your utility Prepare and issue an RFQ

25 Select a good auditor Ask: How many audits have you done of buildings like mine? What percentage of your audits resulted in implemented EE measures and energy savings?

26 Select a good auditor Look for certifications [ But none are be-all end-all ] P.E. (Professional Engineer) BEAP (ASHRAE Building Energy Assessment Professional) CEM (AEE Certified Energy Manager) EBCP, CBCP (AEE Existing/Certified Building Commissioning Professionals) [ Not BPI or HERS ] homes / residential only not applicable

27 Select a good auditor Look for full capabilities Auditing is a focus Not a side-bar, or job-generator Multi-disciplinary knowledge Lighting, HVAC, controls, refrigeration, behavior, envelope, data centers, kitchens Integrated approach Familiar with the latest best practices Including newer technologies But not trying to push them

28 Select a good auditor Look for full capabilities Experience with turning audits into savings Project implementation Commissioning Not trying to sell you something Vendor-neutral Solution-neutral Only working for you

29 Select a good auditor Do your homework 1.Call 3 references 2.Get sample reports 3.Check resumes

30 1. Call References What to ask references (p.1): 1. Results: Did the audit report lead to implementation of projects saving energy? 2. Expertise: Did the auditor know building systems in and out? Current technologies? 3. Partnering: Did the auditor: Collaborate well with you and your team? Understand and respond to your needs? 4. Action-oriented: Did the audit report guide you on what to do and when?

31 1. Call References What to ask references (p.2): 5. Accuracy and Transparency: Did you have confidence in the report numbers? (project savings, costs, returns) 6. Independence: Was the auditor unbiased and objective? 7. Use of Data: Did the auditor take measurements and obtain data for your building? 8. Guidance: Did the audit provide guidance to more resources and next steps?

32 2. Evaluate Sample Audits Detailed Measure Recommendations Observations Recommendations Implementation Notes Specific equipment changes Specific control setpoints or algorithms Basis of Savings Costs and Incentives Methodology and Assumptions Photos

33 2. Evaluate Sample Audits Explicit, Actionable Recommendations Bad e.g.: Replace air filters with high capacity filters. Good e.g. We recommend installing higher-capacity filters such as the Purolator Defiant Mark 80-D. These high capacity filters have 84% greater dust holding capacity (media area) while being only approximately 40% more expensive. They have a slightly better initial pressure drop (0.26 vs w.c.), but more importantly, with their much higher dust holding capacity, their pressure drop will increase much more slowly through their service life. This saves fan energy. Please see the complete filter data sheets in Appendix B.

34 the setpoint should be adjusted to match space type. IESNA recommends minimum light levels of approximately 5-10 foot-candles for hallways. For daylighting control of fixtures without dimmable ballasts, the sensors should be programmed with a large enough deadband (at least 40%) to ensure that there will not be excessive switching of the lights on days with varying ambient light. If dimmable ballasts are installed, the daylight controller can appropriately dim the fixtures based on natural light levels in order to maintain constant light levels.

35 3. Check resumes Are these the resumes of people who will actually work on or oversee your audit? Is energy auditing a core experience or just a new side-bar? Do they have the analytical skills and tools to prepare trustworthy numbers? Do they also have experience with implementation of energy projects too? Commissioning?

36 Other keys to audit success

37 Get the most from an audit Energy engineers know a lot about buildings and ways to save energy They are energy geeks who really want to help you cut your bill Make the most of them: Direct them to any particular ideas or building problems or areas of interest to you Ask questions and learn!

38 Feedback loops with auditor Eg. Initial Measures List Review with the site team shortly after visit Prioritize each recommendation

39 Good auditing must consider 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 Auditor questions may be threatening

40 Build a Balanced Team 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

41 Typical costs

42 Typical Costs Audit Costs depend on: Level of audit required: Are accurate savings & costs numbers needed? Number, variety and complexity of energy-using systems to investigate Ease of information collection Is documentation available and organized? Drawings (mechanical, lighting ceiling plans) Any past audits or RCx studies; TAB reports Are building engineers available & knowledgeable? Is the auditor eating some or all audit cost based on getting future work?

43 Typical Costs Commercial office building audits ASHRAE Level 1 Scoping Audit Typ $2,500 to $5,000 ASHRAE Level 2 Standard Audit Typ $7,000 to $20,000

44 Typical Costs Costs per sq.ft. decrease as facility size increases Experienced auditors can cost less: Have the tools and experience to work quickly Analytical tools, templates, computer models Can assess technical and economic feasibility quickly Have data from previous audits But may charge more per hour

45 Costs vs. Accuracy Energy auditors must strike a balance between time spent and the value returned Too little effort may result in poor estimates or less identified potential Too much effort gilded lilies and science projects

46 Case Studies

47 Case Study #1: Corporate HQ 4 buildings, 1,000,000 sf Goal: LEED Silver Our Process Started with Level 2 Audit Continued to retro-commissioning Also IEQ analysis Implementation assistance Utility incentives near $250,000 Lighting retrofits HVAC and BAS improvements Obtained LEED Gold certification

48 Corporate HQ Target analysis:

49 Case Study #2: Class A Office Building Quality auditing can provide instant savings Energy Star starting score was 88 Still found 680,000 kwh/yr savings by working closely with the building engineers Also did chiller replacement analysis Building is now LEED Gold certified Power (kw) Time (the next morning)

50 Class A Office Building Just

51 Case Study #3: High-Tech Campus Where to start? Over 45 buildings Broad energy goals Wide range of systems, buildings, uses Find what each site needs then apply technology [not the other way around] Core Campus Energy Reductions

52 Resources How to Hire an Energy Auditor (California Energy Commission, 2000) C.PDF A Guide to Energy Audits (DOE/Pacific Northwest National Lab, 2011) reports/pnnl pdf U.S. Department of Energy: Energy Efficiency & Renewable Energy (extensive information on energy efficiency in buildings)

53 Thank you for your time! Peter Pollard, P.E. BEAP MBA

54

55 What to expect General Procedure Level 1 Scoping To initiate the audit we make an information request (utility bills, mechanical plans, etc.) via e- mail. Once preliminary information is obtained, we make one site visit for up to a full day. Approximately 3 weeks later, we will issue our audit report.

56 What to expect General Procedure Level 2 Audit: What is added Within one week of the site visit, we send an initial list of measures. Feedback on this measures list is encouraged to help tailor the energy audit report to any client objectives. More time for analysis.

57 What to expect Site Visit Details We prefer to start the visit with a kick-off meeting to: Discuss goals, priorities, and economic criteria for selecting energy efficiency projects; Discuss overall building operations, schedules, equipment and controls; Discuss any existing plans and identified energy opportunities.

58 What to expect Site Visit Details The rest of the visit is focused on collecting detailed information about energy-using systems at the site. We will need to: View (and copy or photograph) mechanical drawings and equipment schedules; View HVAC control screens and documentation; See at least samples of all areas of the facility; Inspect all mechanical equipment; Inspect facility lighting including observing lamps and ballasts.

59 What to expect Typical Timeline Level 1 Scoping Week 1 Receive contract and schedule site visit. Week 2 Receive billing information and call building operator to discuss site visit. Week 3 Site Visit; start with kick-off meeting and then walk the building for remainder of day. Week 4-5 Report write-up. Week 6 Delivery of audit report.

60 What to expect Typical Timeline Level 2 Audit Week 1 Receive contract and schedule site visit. Week 2 Receive billing information and call building operator to discuss site visit. Week 3 Site Visit; start with kick-off meeting and then walk the building for remainder of day. Week 4 Deliver preliminary measures list to site contacts. Week 5 Receive feedback on measures from site contacts. Week 6-8 Measure analysis and report write-up. Week 9 Delivery and presentation of audit report.

61 What to expect Audit Report Contents Level 1 Scoping Executive Summary, including summary table of recommended measures Building and Systems Descriptions Energy Consumption Graphs and Analysis Energy Use Benchmarking Analysis Methodology No-Cost Measures Recommendations, including approximate savings Low-Cost Measures Recommendations, including approximate savings and costs Capital-Intensive Measures Recommendations Additional Measures Identified

62 What to expect Audit Report Contents Level 2 Audit Executive Summary, including summary table of recommended measures Building and Systems Descriptions Energy Consumption Graphs and Analysis Energy Use Benchmarking Energy Balance, specific for this building Analysis Methodology No-/Low-Cost and Capital Measure Recommendations, including detailed savings, costs and assumptions Additional Measures Identified Calculations and Analysis supporting recommended measures.

63 EEM Summary Table NRG Geeks Inc.

64 Level 3 Additional Scope & Value Level 2 and then some for capital measures Modeling or extensive measurement recommended Report Detailed description of recommended measures (specs, cut sheets) Detailed EEM cost estimates LCCA