Doing More with Less: Maintaining, Operating, and Improving your BMS. Bernard Keister, V PE Senior Engineer Guttmann & Blaevoet Consulting Engineers

Transcription

1 Doing More with Less: Maintaining, Operating, and Improving your BMS Bernard Keister, V PE Senior Engineer Guttmann & Blaevoet Consulting Engineers

2 AIA Quality Assurance Learning Objectives 1. Develop upgrade plans using phased project timelines and energysaving measures to work within limited budgets but keep improving every year. 2. Creatively apply technology, custom programming, and existing IT infrastructure to reduce labor and material costs for installation and ongoing operation.

3 AIA Quality Assurance Portland Energy Conservation, Inc is a registered provider with The American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-aia members are available on request. This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

4 Everything is down The Challenge Profits down in private industry Revenues down in the public sector with Budget Cuts the order of the day Capital projects on hold Staffing cuts/furloughs

5 So how? The Challenge Maintain system with less Operate system with less Upgrade and improve with less What do you have to start with?

6 What is your building? Pneumatics 25 MPG

7 What is your building? Electronics 32 MPG

8 What is Your Building? Direct Digital Controls (DDC) 41 MPG

9 Maintain What You Have Preventative Maintenance Minimizes or eliminates costly downtime Reduces unscheduled maintenance Reduces spare parts inventories Reduces utility costs through more efficient operation Increases equipment life

10 Operate efficiently Don t ride the brake Condition to occupancy Stay in capacity Satisfy the majority, not the criticality (When possible)

11 Upgrade when practical or possible Costs are down More vendors Open Protocols Modular or phased approach

12 Leverage Expertise Vendors are using off-theshelf networking technology IT group is focused on network health IT upgrade cycle turns faster than HVAC

13 Leverage Technology New Tech tools: BMS on Webservers WiFi Access Portable devices Texting Access Control (Security)

14 Energy Conservation Measures (ECM) Existing Building Cx Exercise: Calibration/Adjustment Verify schedules Vacancy Sensors Verify Economizer (Airside) operation Demand Control Ventilation Variable Volume (Air and Water), Steam to HW conversion

15 Energy Conservation Measures (ECM) More Advanced / Costly: Load Shifting Ice Storage, Thermal Mass Chiller Plant Optimization Equipment Replacement High Efficiency Gas Heat, Geothermal, Variable Refrigerant Volume, Chilled Beams, Underfloor, Heat recovery

16 Working Smarter Alarms that mean something Graphics that communicate

17 Working Smarter Automated Functional Testing Ongoing Commissioning with BMS and Dataloggers Using the capabilities of the BMS to exercise the equipment as it would be during functional testing to point out problems. Valve Leakage Test VAV-1 VAV-2 VAV-3 VAV-4 VAV-5 Supply Air Temp Damper Position 10% 12% 10% 11% 30% Valve Position 0% 0% 0% 0% 0% Discharge Air Temp

18 Working Smarter Trend log analysis Quick picture of what is normal operation

19 Upgrades are possible

20 Thank-you Bernard Keister, V PE bkeister@gb-eng.com

21 Click to edit copy text styles First level bullets Second level bullets - Third level bullets» Fourth level bullets Guideline for images: Please add 1 pt. green (R119G152B35) rule around each image