Driving Proactive Facility Operations with Automated HVAC Diagnostics

Transcription

1 Driving Proactive Facility Operations with Automated HVAC Diagnostics

2 Turn HVAC Data into Actionable Information AKA Monitoring Based Commissioning Ongoing Commissioning Automated Fault Detection & Diagnostics Big Data Analytics

3 MACRO TRENDS

4 O&M challenges Complex systems Reactive to HVAC Problems Potential for Data Overload Proactive, Actionable information is required, more data is not

5 How is Maintenance Typically Prioritized? Comfort Complaints CMMS Scheduled Maintenance Building Automation Alarms Squeakiest wheel gets the most grease! WHO needs ANOTHER To-Do List?

6 From Reactive to Proactive What issues are most worth your time, attention, and resources? What are the root causes and how can they be addressed? Have the issues been addressed? Will they stay fixed? What impact has been made by acting on all these analytics!!

7 Automating Fault Detection and Diagnostics (FDD) Connect Transfer Analyze Inform BACnet Modbus OPC obix DB:DB Proprietary e.g. R2 native

8 Diagnostics find and prioritize issues that matter Air Distribution AHUs Coils Economizers Heat Recovery Heating Central Heating Plant Hot Water Loop Boilers Zones VAVs FCUs DX Units Plant Secondary Loops Pumps Heat Exchangers Storage Tanks Cooling Central Plant Chillers Cooling Towers Air Cooled Condensers Utility Meters Electric Gas Steam Water What if you could identify 1) Faults and their cost Simultaneous heating & cooling Stuck dampers Leaking valves Sensor malfunctions Manual overrides Short cycling 2) Sequence Improvements and their worth Economizer inefficiency Cooling tower staging opportunities Freeze prevention, reset strategies Higher/lower loop setpoints Trends in chiller inefficiency 3) Capital measures VFDs

9 You will often hear about rules Rules are only one approach to FDD and simple rules are just alarms!

10 Analytics & the Commissioning Process

11 Accurate, scalable analytics when every building is different

12 Every Building is Different 100% OA

13 100% OA

14 AHU w/ Economizer

15 100% OA w/ Heat Recovery Wheel

16 100% OA w/ Runaround loop

17 Dual-Duct AHU

18 Analytics By Mass Customization Customization without the cost or pain YOUR Points & naming conventions Occupancy schedules Utility costs Sequences of operation Motor Powers Rated Flows Every building is different BUT Metadata ENABLES Accurate, reliable, advanced, tailored insights into building performance Mass-customized analytics

19 Analytics-as-a-Service = Constantly Advancing Single Server Software is the old way OR Cloud native architectures are the new way Analytics & management interfaces IT maintenance and upgrades Version control Manual Software upgrade & maintenance Interoperability problems as tech matures Value & quality Continuous Improvement Time Installation Obsolescence Onboarding

20 Measurement & Verification

21 Analytics includes Virtual Metering and Tracking of Key Performance Indicators Thermal and electrical consumption of equipment based on building automation data, not just when you have a submeter e.g. what is the thermal energy consumption of the preheating coil on air handler 3? What is the avoidable energy consumption, cost and carbon emissions associated with a poorly loaded chilled water loop? Consistent, long-term tracking of kw/ton, % efficiency, kw/cfm and other key metrics for important systems over the life of a building

22 Analytics includes Automated Measurement and Verification Costly and time consuming measurement and verification processes streamlined and embedded into analytics platforms

23 AFDD in Facility Operations Analytics create information. People manage facilities. Together, we do it smarter.

24 People and processes convert analytic information into action and impact Identify and Prioritize Investigate Take Action Report Impact

25 Who drives action? Facility managers Facility engineers Mechanical and control service providers Commissioning agents

26 How does the process work? Review diagnostics to see the priorities Field investigation as necessary Take action Work orders for repairs. Projects for energy conservation measures. Report the impact by tracking KPIs

27 Massachusetts Institute of Technology All major campus buildings connected, over 12 million square feet Senior automation analyst reviews diagnostics daily, creates work orders Controls service provider and commissioning agents have direct access to guide resolution Annual submission of measurement and verification to utility incentive program

28 Customer Example: Pre-heat valve problem 1. Failed pilot-positioner on a pre-heat valve, calculated cost impact: ~$900 per day 2. notification informed facility engineer of an issue 3. Facility engineer issued a work order under existing service contract Result: valve was fixed within 2 weeks (parts, shutdown, contractors) Without FDD, who would have noticed? When? How much more expensive would this 2-week ($12K) problem have been?

29 Customer Example: VAVs in a Zone Fault detection in a research laboratory ventilation system $286k annual savings PROJECT AT A GLANCE Location Massachusetts Facility Research lab (450,000 sq. ft.) Monitored Systems Central and zone ventilation system Annual Savings Documented $286,000 Users Maintenance team Commissioning agent M&V consultant BENEFITS Proactive operations to achieve comprehensive stewardship under ISO Targeted retro-commissioning ROI justification for overtime and service work Cover issues still under warranty before it expires ~8 percent building energy savings Incentive check from the utility Results: 84 VAV boxes were re-commissioned. 52 VAV box reheat valves were replaced. 12 VAV box actuators were replaced. An air handler valves rebuilt or reprogrammed Heat recovery controls adjusted + $50,000 utility rebates

30 Customer Example: Air Handler Adjustment Problem costing $25-28K per month Issue fixed in April ~$600K in sustained savings from May 2013 to June 2015