Multi-Family Building Energy Audit

Transcription

1 Multi-Family Building Energy Audit Prperty Management, Inc. Main St. Apartments Main St. Smalltwn, PA April 8, 2010 P.O. BOX PHILADELPHIA, PA (FAX)

2 1 INTRODUCTION On April 5, 2010, Bne Energy Services perfrmed an n-site assessment f a 3-building apartment cmplex in Smalltwn, PA in rder t identify pprtunities t imprve the energy usage, cmfrt, health and envirnmental perfrmance f the building. The basic attributes f this cmplex are: Owner: Prperty Manager: Superintendent: Size: Age: Cnfiguratin: Structure: Occupancy: Utilities: Prperty Management, Inc. Beverly Bss Sam Super 3 Buildings, 3 Stries 47 units (123 Main St.) 32 units (131 Main St.) 23 units (135 Main St.) 1965 (45 years) Cmmn Entry, Walk-up Cncrete slab fundatin Masnry walls belw grade Wd framed walls with brick cladding abve grade Wd framed flrs and ceilings Pitched wd-framed rfs (123 and 131 Main St.) Flat wd-framed rf (135 Main St.) Market rate Central-Metered Natural Gas fr heat, ht water, and cking Individual electric fr cling, lights, appliances, and plug lads During the site visit, we perfrmed a thrugh visual inspectin and several specific tests that quantify energy efficiency attributes. In additin, we perfrmed a review f available fuel usage infrmatin. This reprt is a summary f ur findings and recmmendatins regarding changes that are expected t imprve the perfrmance f the building. Evaluatin Staff Site Visit and Written Reprt Dave Bne BPI Building Analyst & BPI Multifamily Building Analyst Main St. Apartments, Smalltwn, PA Page 2 f 16

3 2 MANAGER INTERVIEW The prperty manager, Beverly Bss, and superintendent, Sam Super, were interviewed befre and during the site visit. In general, the gal f the management team is t imprve the cmfrt and energy efficiency f their prtfli in an effrt t reduce perating csts and imprve tenant retentin. Several cmfrt/energy issues were nted: The buildings (particularly 123 and 131 Main St.) have experienced verheating n the tp flrs. The difference between the first flr and the third flr temperatures has been as much as F. Heat Timer cntrls systems (with utdr reset, night setback, and indr temperature feedback) and tp flr zne cntrls (adjustable thermstatically actuated zne valves) have been installed n bth f these buildings. This has imprved the situatin, but nt cmpletely eliminated the prblem. Tp flr tenants at 123 Main St. indicated that they still run their air cnditiner in the winter mnths. The water bills are excessive at 131 Main St. They are ften twice as high as thse fr 123 Main St., which is a larger building. The dmestic ht water temperature fluctuates with demand at 123 Main St. Recent and planned changes were nted: Tw years ag, the attics at 123 and 131 Main St. were insulated with apprximately 12 f blwn cellulse. As nted abve, the heating system cntrls were imprved ver the past 2-3 years. A new, indirect-fired water heating system was installed at 123 Lincln abut 1 year ag. Mst f the windws in the building are duble pane vinyl, but a number f the cmmn areas windws are riginal single pane units with wd frames r early aluminum frame replacements. Management is replacing these as practical. 3 UTILITY BILL ASSESSMENT Histrical Energy and Water Usage Utility usage data was prvided fr 12 mnths f cnsumptin. This infrmatin was analyzed and cmpared t typical usage rates fr similar buildings. The building receives electricity thrugh tw types f accunts. One accunt serves the cmmn areas f each building. There is a mnthly service charge f $4.27, and cnsumptin is billed at a decreasing tiered rate. The percent f cnsumptin (kwh) billed at the higher rates is determined based n annual peak demand (kw). Frm mnth t mnth, the net rate per kwh fluctuates and is highest when cnsumptin is lwest (summer) due t the impact f the annual demand level. It ranges frm abut $0.14 per kwh in the winter t abut $0.18 per kwh in the summer. Each apartment is billed separately fr electricity. Bills were nt prvided fr apartments. The building receives natural gas thrugh huse/cmmn area meters. The gas cmmdity is purchased frm an independent energy vendr fr apprximately $1.05 per therm. Delivery services are prvided by the lcal utility. There is a mnthly service charge f $10.12 per meter, and cnsumptin is billed at apprximately $0.30 per therm. The building receives water and sewer service frm the lcal gvernment. There is n mnthly service charge and the cst is currently $5.10 per 1000 gallns. Main St. Apartments, Smalltwn, PA Page 3 f 16

4 Electric Usage Electric use data (actual utility bills) was prvided fr the cmmn meters but nt fr individual apartments. The verall ttal current annual electric cst is apprximately $10,930, r $0.15 per square ft f ttal building area. It is assumed that the apartment electric usage is much higher than that f the cmmn areas because each apartment includes lighting and appliances. Mst apartments als use windw r sleeve air cnditining units. The cmmn area electric usage levels are mderate, and the patterns are typical fr a facility heated with natural gas and with n central cling. The lwest cst mnths ccur during the spring, summer, and fall when n heating is in use. Cnsumptin in these mnths can be cnsidered t be the baselad that crrespnds t year-rund usage fr lighting and laundry appliances. Fr the entire cmplex, baselad accunts fr abut 86% f ttal use. In the winter, the remaining 14% is cnsumed by the heating systems (primarily pumps). The cst in the three buildings is similar thrugh the spring, summer, and fall. Hwever, in the winter, the cst increases substantially fr 123 Main St., while it remains flat in the ther buildings. It was expected t rise in all three buildings, but did nt. Overall, the cst per building is as fllws: Annual Cst Percentage 123 Main St. $ % 131 Main St. $ % 135 Main St. $ % Main St. Apartments, Smalltwn, PA Page 4 f 16

5 Natural Gas Usage Natural gas use data (actual utility bills) was prvided fr each building. Ttal annual cnsumptin is 34,943 ccf at a cst f $51,316. This translates t abut $0.75 per square ft per year. Cnsumptin trends are typical fr a building using natural gas fr heating and dmestic ht water. Heating usage begins in Octber, peaks in January, and ends in April. Water heating usage is fairly steady, with the lwest usage in the summer mnths. It increases in the clder mnths due t the need t heat clder incming water frm the street and the added heat lss frm the pipes that are circulating thrugh a building that is maintained at a lwer temperature. The steady cnsumptin in the spring, summer, and fall mnths (apprx therms/m) can be cnsidered t be the baselad that crrespnds t year-rund usage fr dmestic water heating and cking. This accunts fr abut 47% f ttal use. The remaining 53% is utilized fr space heating. These are fairly typical prprtins fr family husing. Natural gas is delivered by PSE&G, but the gas is purchased frm Hess. The ttal cst is 63% gas (cmmdity) and 27% delivery. Main St. Apartments, Smalltwn, PA Page 5 f 16

6 Overall, the gas cst per building is as fllws: Water & Sewer Usage Annual Cst Percentage 123 Main St. $ 24,597 48% 131 Main St. $ 13,750 27% 135 Main St. $ 12,969 25% Annual water use fr the buildings ttals abut 4,680,000 gallns, at a cst f $23,633. This translates t an average use f 151 gallns per apartment per day. Accrding t HUD data, this is abut 56% mre water use than a typical building f this size. Water usage fluctuates thrughut the year with n apparent patterns. This may be due t leaks. Overall, the water cst per building is as fllws. The cst per apartment is highest at 131 Main St. Annual Cst Percentage Cst per Apt 123 Main St. $ 8,776 37% $ Main St. $ 8,216 35% $ Main St. $ 6,642 28% $ 332 Main St. Apartments, Smalltwn, PA Page 6 f 16

7 The verall utility csts fr the cmmn area services are demnstrated in the pie chart belw. Main St. Apartments, Smalltwn, PA Page 7 f 16

8 Benchmarking Building size, cnsumptin, and weather data were used t cmpare the energy use f Main St. Apts. against thers similar buildings using data cmpiled by tw surces: Nte: Fr all benchmarking, apartment electric cnsumptin was estimated at twice that f the cmmn areas. This based n the experience f Bne Energy Services in auditing similar buildings. New Yrk State Energy Research and Develpment Authrity (NYSERDA) NYSERDA prvides a benchmarking tl that cmpares building surce energy use t a database f existing buildings. Surce energy takes int accunt energy lss in the generatin and distributin f electricity. U.S. Department f Husing and Urban Develpment (HUD) HUD prvides a benchmarking tl similar t the NYSERDA versin, but it is based n site energy use, rather than surce energy. NYSERDA Database Surce Energy (Millins f Btu/Year) HUD Database Site Energy (Millins f Btu/Year) Typical Building Main St. Apts Difference 9,103 6,153 32% Better 5,578 4,241 23% Better Main St. Apartments Cmpared t Benchmarks These tls prvide an additinal means f cmparisn by calculating what percentage f buildings use mre and less energy than the evaluated building. Main St. Apartments is in the 76 th percentile. This means that 24% f the buildings in the database use less energy than Main St. Apts (when adjusted t equalize size and climate factrs), and 76% use mre. Anther measurement f building energy use is called The Building Heating Index. This is a standard methd used t cmpare a building s energy efficiency t ther similar buildings. The Heating Index is a measurement f Btu s cnsumed per square ft per heating degree day. One f the largest databases that can be used fr cmparisn was cmpiled using buildings in New Yrk City and was published in the March/April 2003 issue f Hme Energy Magazine. It indicates that cnsumptin in a typical building heated with natural gas r il is apprximately 10. Main St. Apts. has a Heating Index f The results f the Benchmarking Tls and Building Heating Index are cnflicting, with ne indicating the cmplex is smewhat wrse than average and the ther indicating it is smewhat better. In general, it can be cncluded that the cmplex is clse t average. This des nt mean that there are minimal pprtunities fr imprvement, thugh. There is a wide gap between a typical building and a peak perfrming building. Based n the infrmatin fund in the utility bills, the mst significant savings pprtunities exist in the heating/water heating systems and water cnservatin. Hwever, each ptential imprvement measure must be carefully cnsidered fr its financial effectiveness. Utility usage data was prvided fr ne year f cnsumptin. This infrmatin was analyzed and cmpared t typical usage rates fr similar buildings. Main St. Apartments, Smalltwn, PA Page 8 f 16

9 4 AS-FOUND CONDITIONS AND RECOMMENDATIONS Building Envelpe The slab fundatins are prbably un-insulated, based n the age f the buildings. Adding insulatin is impractical and wuld nt be cst effective. Sme insulatin is likely t be installed within the wall framing, based n the age f the buildings. Mdifying r supplementing this insulatin is impractical and wuld nt be cst effective. The attics at 123 and 131 Lincln Ave are well insulated with cellulse. The attic under the flat rf at 135 Main St. has nly a small amunt (4-6, R10-15) f fiberglass batts installed. 1. Add 6-8 f blwn cellulse insulatin t the attic at 135 Main St. This can be dne by cutting hles in the rf, adding insulatin, and cvering the hles with mushrm-cap attic ventilatrs. 2. When insulating future attics that have eave vents, use slid windwash baffles (such as Berger Accuvents) instead f fiberglass batts at the tp plates adjacent t the vents. This will imprve the perfrmance f the insulatin arund the perimeter f the attic. Windws and Drs Mst f the windws in the buildings are replacement duble-hung vinyl windws with 2-pane glass. Mst d nt have lw-e catings. Presence f inert-gas fills culd nt be determined. Sme cmmn area windws have single pane glass, with either wd r aluminum frames. This is particularly cmmn in the stairwells, including the sidelights and transm windws arund the exit drs. Exterir drs vary arund the cmplex. Many are aging steel units with single pane glass. Weather stripping is either deterirated r missing n mst drs. New drs have recently been installed n the stairwells at 123 Main St. These are aluminum units with single pane tempered glass. The frames d nt appear t include a thermal break. 1. Replace existing single pane windws with duble pane units as practical. 2. When purchasing windws, chse units that are Energy Star labeled. This will ensure they have lw-e catings and inert-gas fills. 3. When purchasing future exit dr units, select mdels that include duble-pane glass and thermally-brken frames that minimize heat cnductin frm inside t utside thrugh the frame. 4. Replace the temprary plywd cvering the windw pening in the 123 Main St. meter rm with a high perfrmance windw. Main St. Apartments, Smalltwn, PA Page 9 f 16

10 Air Leakage One f the biggest lsses f heated r cled air in a building can be air leaking thrugh, hles, chases, recessed lights, chimneys, cracks and ther penetratins in the building shell. This ccurs thrugh three mechanisms: Wind Effect: Wind hitting the building creates psitive pressure n the windward side and negative pressure n the leeward side, drawing air int and ut f the building. Openings in the walls are mst susceptible t this type f air leakage. Stack Effect: Ht air rising in the building results in psitive pressure at the upper flrs and negative pressure at the lwer flrs, drawing air int pening at the bttm f the building and ut f penings at the tp. Mechanical Effect: Exhaust fans and ther devices can mve large vlumes f air int and ut f a building. Sealing leaks and utilizing ventilatin fans prperly can be ne f the mst effective ways f cntrlling energy csts. Air leakage was primarily evaluated using nn-invasive visual inspectin. A blwer dr was used t test a 1st flr efficiency apartment in 123 Main St. Infiltratin was measured at 650 cfm at 50 pascals. This translates t apprximately 0.50 air changes per hur under natural cnditins. This is a reasnable level f air leakage fr an apartment f this age. Numerus leakage pints were nted in the exterir walls. These are nted in the recmmendatins belw. Only minr leakage pints were bserved at the ceiling plane. Attic hatches seal well. The weather strip n mst f the exterir drs is either deterirated r missing. The new stairwell drs at 123 Main St. seal well, except at the base f the drs, where sweeps are missing and trim wrk had nt been cmpleted. A blwer dr was utilized t ensure that n ther significant leakage is ccurring arund these units. All f the mechanical rms are cnnected t bth the exterir and the interir f the building. This allws utside air t pass directly int cnditined spaces. Air cnditiner sleeves exist in many apartments. These have been abandned fr windw unit in abut half f the units. Stairwell drs are generally left pen because they are the nly means f access t upper flr apartments in this walk-up building. This may be increasing stack effect in the building. 1. Install new weather strip and dr sweeps n all exterir drs where visual inspectin indicates a pr seal. 2. Install new sweeps and finish the flr trim wrk n the new stairwell drs at 123 Main St. 3. Adjust the latching mechanisms n all exterir drs t ensure that the dr seats against the weather strip when clsed. 4. Seal arund the sleeve air cnditiners with backer rd r a similar fam material. 5. Encurage all residents t remve their windw air cnditiners during the heating seasn. 6. Ensure that the exterir back draft dampers are functining prperly n all range hd utlets. 7. Seal under all windws n the exterir where capping material is missing. 8. Caulk arund the laundry rm windws at 123 Main St. Main St. Apartments, Smalltwn, PA Page 10 f 16

11 9. Islate the mechanical rms frm the cnditined spaces. a. Cver luvers in the dr between the mechanical rm and laundry rm in 123 Main St., and seal all penetratins thrugh the adjacent wall. b. Cver luvers in the dr between the mechanical rm and crridr in 131 Main St. c. Seal all cnnectins between the mechanical rm and the laundry rm in 135 Main St. d. Cnsult an HVAC cntractr r mechanical designer t ensure adequate cmbustin air is brught int each mechanical rm frm utside. This can be dne by either resizing the existing luvers r adding a fan that is activated when any biler fires. 10. Install screens n all cmbustin air penings t prevent the entry f pests. 11. Seal all penetratins (fr pipe r cnduit) thrugh the tp flr ceilings int the attic. This can be dne with caulk, spray fam, r drywall jint cmpund. Heating Systems Each building has an atmspheric-vented biler supplying ht water t basebards in the crridrs and in each apartment. The bilers all have rated steady-state efficiencies f apprximately 80% and staged burner assemblies. The biler input capacities are: 1,255,000 btu/hr (123 Main St.) 750,000 btu/hr (131 Main St. and 135 Main St.) Heat Timer HWRQ cntrl systems have been installed in each building. These utilize utdr temperature sensrs and indr (apartment) temperature data t determine the target temperature f the water in the heating lp. The set pints at 123 Main St. seem reasnable: N ffset frm the default starting temperature f 100 F. Reset rati f 1.25 : 1.00 (1 F increase in lp temperature fr every 1.25 F decrease in utdr temperature. System cutff abve 67 F. Night-time setback f 5 F. Rm target f 72 F during the day and 67 F at night. These systems are cntinuusly accessible via internet by the HVAC cntractr (Tri-Tech Energy) t allw set pint adjustments at any time. Pumps cntinuusly run lp water thrugh the building when the utdr temperature is abve the system cutff. Additinal, smaller pumps draw lp water int the biler when the cntrller determines that the biler must fire t maintain the lp temperature. This result in return water t the bilers at lp temperature that is smetimes F. This can result in flue gas cndensatin that can crrde heat exchangers and flue pipes. N pipes were fund t be insulated in the mechanical rm r elsewhere in the buildings. Cmbustin air is prvided frm bth adjacent cnditined spaces and luvered penings t utdrs. See Sectin 4.3 fr recmmendatins. The building was designed t perate withut zne cntrls. Hwever, due t significantly higher temperatures in the tp flr apartments, thermstatic zne valves were added n the basebards in the third flr apartments in 123 and 131 Main St. As nted in Sectin 2, temperatures remain uneven in 123 and 131 Main St. Variatins are nt as extreme in 135 Main. Main St. Apartments, Smalltwn, PA Page 11 f 16

12 1. Cnsult with the site HVAC cntractr r a mechanical designer t ensure that lw biler return water temperatures will nt result in premature equipment failure due t flue gas cndensatin. 2. Utilize apartment temperature data lgging, thermal imaging, and znal pressure analysis during cld weather t determine the cause f cntinuing verheating in tp flr apartments. This is likely due t stack effect and rising ht air. Lcating and crrecting the causes f this air mvement can result in significant energy savings. 3. Insulate all biler lp piping where practical. This is especially imprtant in the mechanical rms, which are directly vented t utside. Dmestic Ht Water (DHW) Systems 123 Main St. has a DHW strage tank (119 gal) heated by a separate Laars Mighty Therm atmspheric-vented biler. The biler is rated fr 400,000 btu/hr and 80% steady state efficiency. The aquastat n the biler is set t 130 F and a pump cntinuusly circulates water between the biler and the strage tank. This results in cntinuus standby lsses thrugh the heat exchanger and a return water temperature that is cnsistently 130F r less. N pump is present t re-circulate the water thrugh the building t maintain water at a desired temperature clse t the apartments. 131 Main St. has a 70 galln State strage tank water heater. The water heater has an integral flue damper t reduce standby lsses. It was fund disabled during the site visit and re-enabled by the superintendent. The target temperature is set n an integral aquastat t 130 F. A pump is installed t re-circulate the water thrugh the building t maintain water at a desired temperature clse t the apartments. It runs cntinuusly. 135 Main St. has an 85 galln A.O. Smith strage tank water heater. The water heater has an integral flue damper t reduce standby lsses. It was fund t be perating prperly during the site visit. The target temperature was set n an integral aquastat t 150 F during the site visit. This was reduced t 135 F by the superintendent. N pump is present t re-circulate the water thrugh the building t maintain water at a desired temperature clse t the apartments. N insulatin was fund t be installed n any DHW piping. As nted in Sectin 2, temperatures remain uneven in 123 and 131 Main St. Variatins are nt as extreme in 135 Main. 1. Imprve the cntrls n the DHW system in 123 Main St. a. Only run the biler recirculatin pump when the biler is firing. This will reduce standby lsses. An aut-cntrl mechanism is already installed n the biler, but it is set t Cnstant Pump rather than Aut Pump, b. Install an aquastat n the tank (a prt already exists and this is hw it is designed t perate). Fire the biler based n the tank temperature, and increases the setting n the biler lp t allw it t reach a higher temperature ( F). In additin, use a wide differential n the tank aquastat. All f these steps will reduce standby lsses and shrt cycling. In additin, they will minimize flue gas cndensatin issues in the biler. Main St. Apartments, Smalltwn, PA Page 12 f 16

13 c. Alternatively, install a Heat Timer (r similar) DHW cntrller that allw a night setback n the system cntrl temperature. 2. If necessary t ensure adequate ht water t the buildings, increase the tank set pints and install mixing valves t blend the htter ( F) water with cld water befre delivering t the building. This will increase shrt term DHW capacity. 3. Adjust system set pints t deliver water t apartments at 120 F. This will prtect against leginella bacteria grwth while minimizing scalding risks. 4. Disable the recirculatin pump 131 Main St. It desn t appear t be necessary in the ther buildings and shuldn t be required in this ne. If it is deemed necessary, install a temperature cntrller that shuts this pump ff until the return water temperature drps belw 110 F. 5. Ensure that the integral flue dampers n the strage tank water heaters remain functinal. 6. Insulate all DHW piping where practical. This is especially imprtant in the mechanical rms, which are directly vented t utside. Cling Systems Crridrs and stairwells are nt cled. Apartments are cled with windw r sleeve-munted air cnditiners that are wned by the residents. These are aging and many are inefficient by mdern standards. Hwever, cling is nt a dminant energy expense in the Newark climate. Replacing these units is nt practical r cst-effective. Ventilatin Systems Ventilatin plays a crucial rle in the effective peratin f building. Spt ventilatin is necessary t remve misture and cntaminants at their surce (usually kitchens and bathrms). In additin, fresh air ventilatin is required t exhaust residual cntaminants and prvide sme utdr air fr the health f the ccupants. Hwever, ventilatin has an energy penalty. Any utdr air brught int a building must be heated r cled frm the utside temperature t the cmfrtable level maintained in the building. Therefre, ventilatin must be carefully cnsidered and implemented t balance these cmpeting cncerns. N ventilatin systems were fund t be installed at any f the Main St. Apartments buildings. 1. When financially feasible, install exhaust fans t vent the bathrm (50+cfm) and kitchen (100+cfm) t utside. 2. Install a cntinuus ventilatin system t prvide fresh air fr ccupants IF the building is sealed t belw 0.35 air changes per hur f natural infiltratin. Main St. Apartments, Smalltwn, PA Page 13 f 16

14 Lights and Appliances Apartment lighting utilizes primarily cmpact flurescent lamps (CFL s). Refrigeratrs in the visited apartments are fairly recent and use less than 700 kwh/yr f electricity. Crridrs are lit at all times. 123 Main St. uses CFL s in the lbby and in the 2 nd and 3 rd flr crridrs. 4 ft. linear flurescent lamps drawing abut 60 watts per fixture are installed in a drp ceiling in the 1 st flr crridr. Lighting levels are reasnable. 131 Main St. and 135 Main St. use surface munted 4-ft. linear flurescent fixtures that draw abut 70 watts per fixture. Lighting levels are higher than necessary fr these spaces. All exit lights use LED lamps. Stairwells are lit at all times, using 2 ft., 2-lamp linear flurescent fixtures that draw abut 75 watts. Lighting levels are smewhat higher than necessary fr these spaces. The laundry rms in 131 Main St. and 135 Main St. are activated with ccupancy sensrs. A manual switch is used in 123 Main St. Exterir fld lights are cntrlled with a timer and use metal halide lamps. Mst are 70W t 100W. The main entry lamp n 123 Main St. uses a 250W lamp. 1. Replace the 4 ft. crridr light fixtures in 131 Main St. and 135 Main St. with 2 ft. lamps (T8 with electrnic ballasts). These will prvide mre reasnable light levels and cnsume 50% less electricity. Rtating these fixtures perpendicular t the crridr is likely t imprve light distributin. 2. Replace the stairwell light fixtures with similar T8, electrnic ballast mdels. These will prvide similar light levels and cnsume 50% less electricity. 3. Install an ccupancy sensr in the laundry rm at 123 Main St. Alternatively, install vacancy sensrs in all laundry rms. These require ccupants t activate the lights manually, then they turn ff autmatically if n mtin is detected after a set time perid. 4. Replace all metal halide exterir fld lamps with high pressure sdium cnversin lamps that are designed t functin with metal halide ballasts. 35W HPS lamps shuld prvide similar utput t the current W MH lamps. A 100W HPS can be used t replace the 250W MH fld lamp. Laundry Laundry equipment is wned by the building management. Energy Star labled clthes washers are installed (r are awaiting installatin) in all buildings. This is likely t decrease laundry csts (primarily water and natural gas fr water heating and drying) by 30-50%. Main St. Apartments, Smalltwn, PA Page 14 f 16

15 Water Fixtures Visited apartments included 2.5 gpm shwer heads, 2.2 gpm faucet aeratrs, and 1.6 gpf tilets. These are all at r belw the maximum levels mandated by the federal gvernment. At tenant changevers, 1.6 gpm Delta shw heads are installed. N clear cause f the excess cnsumptin at 131 Main St. was bserved. 1. Replace all lavatry faucet aeratrs with 1.5 gpm versins. This will reduce water use as well as water heating energy. 2. Evaluate the Niagara Cnservatin Earth Massage N2917CH, a 1.75 gpm shwer heat which prvides a variable spray pattern and reliable perfrmance at a reasnable cst. Bne Energy Services has fund cnsistent resident satisfactin with this mdel. Health and Safety Carbn mnxide detectrs are installed in each apartment. N measurable ambient carbn mnxide was detected at any lcatins in the cmplex. Cndensing water was nted t be dripping frm cld water pipes in ne mechanical rm. Energy Star labled clthes washers are installed (r are awaiting installatin) in all buildings. This is likely t decrease laundry csts (primarily water and natural gas fr water heating and drying) by 30-50%. 1. Insulate cld water pipes in the mechanical rm t prevent water frm cndensing ut f the humid utdr (cmbustin) air n the cld pipe surfaces. Maintenance Issues The flat rf n 135 Main Ave. is shwing significant deteriratin. 1. Cver the rf surface with a reflective elastmeric acrylic cating (available frm Henry, Acrymax, and thers). This will extend the life f the existing membrane and reduce future deteriratin by prviding lwer surface temperatures. In highly deterirated areas, embed a fiber mesh in the cating fr imprved strength and prtectin. 2. This cating will reduce the cling lad and imprve cmfrt in the summer. Hwever, it will als reduce heat gain when it is desired in the winter. The net result will be little if any energy savings, but imprved maintainability. Main St. Apartments, Smalltwn, PA Page 15 f 16

16 5 DISCLAIMER The energy cnservatin pprtunities cntained in this reprt have been reviewed fr technical accuracy. Savings estimates reflect experience with similar and/r past prjects and results prvided by industry-standard sftware. Hwever, because energy savings ultimately depend n the lifestyle f the residents, the weather, and many ther factrs that cannt be cntrlled, Bne Energy Services des nt guarantee the savings estimated in this reprt. Bne Energy services shall nt, in any event r circumstance, be held liable shuld the actual energy savings vary frm estimated savings. The recmmended mdificatins t building cmpnents and peratin are intended as a starting pint fr the implementatin f changes. Significant mdificatins t a building r its cmpnents shuld be reviewed and certified by a licensed architect r engineer. Cmpliance with all applicable natinal, state, and lcal cdes and best practices is essential t realizing expected savings. Applicable cdes supersede any recmmendatins in this reprt. Bne Energy Services may suggest certain cntractrs r prducts that will help attain the necessary energy savings. These entities and/r prducts are chsen based n experience and/r expertise, Bne Energy Services neither prvides cmpensatin, nr is it prvided cmpensatin, fr any recmmended prducts r services. Main St. Apartments, Smalltwn, PA Page 16 f 16