Wednesday, September 21. New Trends in Submetering of Commercial, Institutional and Industrial Properties. Mike Easton

Transcription

1 Wednesday, September 21 New Trends in Submetering of Commercial, Institutional and Industrial Properties Mike Easton

2 AGENDA Introduction What is driving the growth in submetering Summary of key components of a metering system Specific Applications: Tenant metering Key load metering Shared utility allocation Electric Vehicles LEED 2009 vs LEED v4 Q & A

3 ABOUT QMC Established in 1994, based in Vancouver, BC Service across Canada: Calgary, Edmonton, Montreal and St. John s. Toronto office opened in November 2013 Multi-Utility submetering: electricity, water, gas and thermal energy Multiple Manufacturers: Quadlogic, Triacta, GWF, Elster, Kamstrup, Onicon, Obvius, and more

4 ABOUT QMC Measurement Canada: 2 labs and S-E-04 inspection accreditation Meterconnex platform reads 70,000+ meter points daily Marquee Projects: West Edmonton Mall, Commerce Court, Oxford Office Portfolio, ACC, Rogers Centre, Granville Island, 100 Adelaide We help utilities, property owners and managers allocate and reduce energy through submetering solutions

5 WHAT DO WE MEAN BY SUBMETERING Any meter installed after the main utility meter(s) Submeters are installed for 3 main purposes: 1) Tenant billing 2) Shared service allocation 3) Energy Management of key loads or circuit-level loads

6 WHAT DO WE MEAN BY SUBMETERING G E DL E E W E W G E W E DL E W

7 WHAT IS DRIVING SUBMETERING The Market and Technology Ever increasing utility costs Increase in extraordinary loads (data centres, 24/7 Ops) LEED, BOMA BEST, GRESB, REALpac, ISO40001 Green Tenants Proven and improving results from submetering Continually decreasing costs of meter hardware and software

8 WHAT IS DRIVING SUBMETERING

9 WHAT IS DRIVING SUBMETERING

10 WHAT IS DRIVING SUBMETERING Regulations and Incentives : Ontario mandates submetering for new construction condominiums Ontario Bill 135: building energy and water benchmarking New York: submeter all commercial tenants 10,000sqft + by 2025 Green Button and access to data Measurement Canada and Bill C-14 Fairness at the Pump Act Measurement Canada: Bulletin on EV Charging stations

11 COMPONENTS OF A COMPLETE SUBMETERING SYSTEM A) Meter Plan Without an organized meter plan and design, system may be inefficient, costly, and eventually unused Consult with property managers, energy managers, engineers, meter & software venders, and contractors to determine requirements of system Engineers to specify hardware, communications and software components B) Components Meter Hardware: electrical, gas, water, steam or thermal energy (BTU) meters Communications Infrastructure: hard-wire, wireless, power-line carrier, BAS, etc Software and Reporting: on-site PC, BAS, web-based, remote read & bill

12 Sample System Architecture Software & Reporting Communications Meter Hardware

13 COMPONENTS OF A COMPLETE SUBMETERING SYSTEM Software and reporting options must be determined before metering and communications are selected. Questions to ask include: Are we billing tenants with meter data? For energy management, what meter information do we require? Do we need real-time information to take immediate actions? Who will be using the data: operators, accounting, consultants, tenants? How do we want them to access the data? Do we need tenant or visitor interfaces? How much do we want to spend? Answering these questions helps customize the meter system to meet the needs of its end users

14 METER HARDWARE BUILDING LEVEL METERING Utility Socket Meter: Basic pulse outputs for kwh and kvarh Low cost for upgrade with most utilities in ON Existing Power Quality Meter: Basic pulse outputs for kwh or may have more information available via Modbus, BACnet Low cost but may be difficult to integrate New Power Quality Meter: Any measurements and communications you want High hardware cost; high labour

15 METER HARDWARE KEY LOAD SUBMETERING Meter risers, chillers, MCCs, parkades, data centres, large tenants New meters: single point CT-rated meters or multi-meters CTs are either split-core or solid-core Multi-meters can monitor 8-24 loads from one meter Have multiple communications options

16 ELECTRICAL MULTI-METERS Breaker for Meter HVAC Chillers Loading Dock Parking Lot Lights Receptacles

17 Meter lighting, plug and perhaps mechanical panels Focus on large use tenants first (24/7, data centres) solid-core CTs and Measurement Canada approval are necessity Use multi-meter technology METER HARDWARE TENANT SUBMETERING Issue bills and perform tenant engagement Meter other utilities where feasible and relevant

18 METER HARDWARE MECHANICAL METERS Water, gas, thermal and steam submeters have wide range of costs and capabilities Key choices are around revenue grade, in-line vs insertion type vs strap-on and communications options Gas is regulated by Measurement Canada

19 VERIFICATION Required for Measurement Canada billing applications Without proper verification and documentation, meter reads may be erroneous (wrong tenant), inaccurate, disputable Meters often installed incorrectly (backwards, wrong phasing) Critical factors and multipliers such as CT ratios, PT ratios, pressure ratings, pulse multipliers are often recorded wrong or not at all Communications is often not connected, so system will never report

20 VERIFICATION

21 COMMUNICATIONS Communications options must be adapted for site conditions Selecting a Head End for Electrical and Mechanical Meters A) Electrical Meter System B) Universal Data Logger C) Building Automation System

22 COMMUNICATIONS Meter to Head End Options: Pulse Output Modbus BACNet Ethernet M-Bus (Meter Bus) Power-Line Carrier Wireless (radio and WIFI) All have Pros and Cons. Select based on data requirements and site specific conditions

23 SOFTWARE AND REPORTING Options for Software and Reporting: PC with reporting software on-site BAS Front End Intelligent Building Master System Web-based Energy Management Software (EMS) Remote Reading, Billing, Reporting All have Pros and Cons. Select based on data requirements, users groups and site specific conditions

24 SOFTWARE AND REPORTING Keys to Successful Software and Reporting: Accessible to all required users and stakeholders Relevant reporting for all users Data should be provided in a standardized, open protocol Data must be traceable back to meter or other device Training for users Most Importantly, Bill for Consumption

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29 SOFTWARE AND REPORTING

30 SOFTWARE AND REPORTING Earth Hour Challenge Typical Friday Sustainer Friday

31 SOFTWARE AND REPORTING Earth Hour Challenge Typical Sunday Sustainer Sunday

32 SOFTWARE AND REPORTING

33 SPECIFIC APPLICATIONS - LEED LEED 2009 (valid until Oct 2016) New Construction: M&V EA5 (3 points) Key Load Metering and/or Tenant Sub-metering can register up to 6 points for a property towards LEED certification. Core & Shell: Key Load and Tenant Submetering(3-6 points) Existing Buildings O&M: Performance Measurement (1-2 points) Breakdown key water or energy use: 40% of building = 1 point Breakdown key water or energy use: 80% of building = 2 points Commercial Interiors: Measurement and Payment Accountability

34 SPECIFIC APPLICATIONS - LEED LEED v4: Building Level water metering and electricity/gas/thermal metering are mandatory. Every building will need to collect data for 5 years credit for advanced electricity metering and advanced water metering a lot of points available for advanced building commissioning, which calls for more metering demand response credit (1-2 points), which also requires metering if a local utility does not offer a DR program More property types are included in LEEDv4

35 SPECIFIC APPLICATIONS EV CHARGING STATIONS Individual metering of EV charging stations by condominiums and some commercial New Measurement Canada clarifications require meters to be approved if used for kwh charges

36 KEYS TO SUCCESSFUL SYSTEM Include all users/stakeholders in design Ensure equipment is certified; meets required standards Include all 3 levels of a system (hardware, communications and software) Open protocols and non-proprietary equipment Verification and training Use the data for energy management and/or billing to provide a financial incentive Q&A

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