Developing an Action Plan: Building Energy Metering and Beyond Angela Lewis, PE, PhD, LEED AP, FMP Project Manager Facility Engineering Associates (FEA)
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Meet Our Presenter: Project Manager with Facility Engineering Associates (FEA) Background includes HVAC design, facility management consulting, research and technical writing Project experience includes computerized maintenance management system (CMMS) selection and implementation, facility management organizational assessments, technology strategic plans, serving as a subject matter expert to support software development, educational course development, energy audits and controls master planning Presented at numerous national and international conferences: IFMA World Workplace and Facility Fusion, ASHRAE and NFMT Written numerous articles for trade publications: Facility Management Journal (FMJ) and Building Operating Management; and book chapters about facility management technology and building information modeling (BIM) for facility management
Learning Objectives Learn what a building automation system (BAS) is and how it can be used to support energy management decisions Understand how to use various types of meters, sub-meters and sensors to quantify energy consumption Learn about trends and developing technologies to support energy conservation Gain insight to develop a draft action plan to start quantifying energy consumption for a specific building
Outline Why care? Overview of tools and software Case study Developing an action plan Additional resources
Why Care?
Why Care?: Sustainability Cost savings Environmental impacts Social benefits
Why Care?: The Industry is Changing IFMA Today s Facility FM meets IT Manager Building automation Web based FM APPA
Metering Tools What to these devices do for me? Various Types
What do these devices do for me? Sources of Energy Consumption Air handling units Chillers Cooling towers Pumps Boilers Lighting Electrical outlets Quantify Consumption and Identify Systems to Investigate Meters and Sensors Utility grade meters Electrical sub-meters Air sensors Water sensors and meters Software BAS Energy analytics
Utility Grade Meters http://www.ccontrolsys.com/w/wattnode_revenue_bacnet Current transformer with high level of accuracy Also called revenue grade meters Current Transformer www.ccontrolsys.com/w/products_-_overview
Electrical Sub-Meters Meter usage ranges from one circuit to entire building Multiple meters can be installed in a single enclosure Some meters calculate carbon dioxide emissions Some meters support demand response Connect to BAS or meter vendor software Electricity Sub-meters www.ccontrolsys.com/w/products_-_overview http://www.emon.com/products.html
Other Types of Meters BTU Meter Steam Meter Natural Gas Meters http://www.dmsltd.com/qa_turbine_gas_meters/qa16_1inch_quantometer_natural_gas_meter
Sensors Temperature sensors and thermostats Airflow switch Flow rate sensors Humidity sensors Thermostat Air flow switch Water flow switch
Software ENERGY STAR Portfolio Manager Building Automation Systems Energy Analytics Software
ENERGY STAR Portfolio Manager Building A Building B Building C Building D Building E Building F Building G Building H Building I Building J Building K Building L Building M
IFMA ENERGY STAR Challenge IFMA ENERGY STAR Challenge - http://ifma.org/know-base/energy-star-sign-up-form
Building Automation Systems (BAS)
What is a Building Automation System? Computer User Meters Sensors Controllers What is a building automation system used for? Primary function: Monitor equipment status OR Server User Interface Can be used to alarm and trend data Proactive operations and energy management decision making First BAS developed in the 1970s
A Multitude of Vendors
Benefits of BAS Remote access provides system performance information Graphical user interfaces Alarm notifications
Benefits of BAS (2) Occupant Touchscreen Kiosks www.automatedlogic.com/product/eco-screen-sustainability-kiosk Energy Reporting Tools
General Challenges with BAS BAS, especially in green buildings, can be overly complex (Leaman et al. 2007) Considered near the end of design and construction (Brambley et al. 2005) Very proprietary Considering overall building expenses, energy not the largest expense (BOMA 2008) BOMA (2008). Experience Exchange Report. Building Owners and Managers Association International (BOMA), Washington D.C. Brambley, M., P. Haves, et al. (2005). DOE Advanced Controls R & D Planning Workshop, June 11, 2003, Washington DC: Workshop Results, U.S. Department of Energy. Leaman, A. and B. Bordass (2007). "Are users more tolerant of 'green' buildings?" Building Research and Information 35(6): 662-673. (Adapted from BOMA 2008)
Energy Management Challenges with BAS Lots of sophisticated capabilities, but basic functionality not well used Configuration of trends Change in value Time interval For older systems: Enough storage
Challenges with BAS Alarms Too many alarms False alarms destroy confidence in benefits of alarms Rarely historical records of alarms
Energy Analytics Software
What is Energy Analytics Software? Energy Analytics Software Computer User Meters Sensors Controllers OR Server User Interface
Purpose of Analytics Discover and communicate meaningful patterns in data (Tom 2014) Graphically display data Uses rule sets to support decision making Examples of Conditions Found with Analytics Detect problems Stuck dampers Leaking valves Simultaneous heating and cooling Detect system inefficiencies Overridden schedules Tom, S. (2014). Simple Analytics Using Plan Old Alarms (POA). NFMT, Baltimore MD, March 2014. Many of these conditions can also be found with BAS alarms Caution: Software can alert you of problems but does not fix them (. and in many cases your maintenance staff may already be aware of the problems, and not have resources to fix them)
Trend: Increasing Number of Energy Analytics Tools (1) Meter Vendor Tools Electrical meters with proprietary software Power metering software for switchboards
Trend: Increasing Number of Energy Analytics Tools (2) System Focused Tools Maintenance prioritization Operation and energy consumption anomalies Calculation of energy consumption at system or equipment level Tennant billing Identify time of peak demand
Trend: Increasing Number of Energy Analytics Tools (3) Equipment Focused Tools Compressor monitoring software Pump monitoring software Real-time pump monitoring Tracking of energy consumption per pumped volume of water www.pattersonpumps.com/cloud_stat_landing.html
Trend: Increasing Number of Energy Analytics Tools (4) Calibrated energy model information plotted against sensor data Opportunity: Is the building performing as designed? BAS and Energy Modeling Integration EcoDomus
Case Study: Developing A Benchmarking Scorecard Using a BAS
176,000 SF (16,350 m 2 ) 5-story medical research lab Retro-commissioning completed in 2005 FM team goal: LEED-EB 2.0 Silver Building level metering: Electric Natural gas Water Steam About the Facility System and equipment level metering: Chiller and pump energy Process water Outdoor air temperature Air flow Process water temperature Static pressure Humidity
Case Study Goal Goal: Use data from BAS to develop a benchmarking score card for five metrics Five Metrics Whole building energy consumption Energy consumption per source Overall building cooling Overall ventilation Peak electricity demand
Steps to Develop a Benchmarking Scorecard 1. Develop comprehensive list of potential indicators (metrics, measurements and benchmarks 2. Identify equipment and sensors 3. Evaluate building control system functionality 4. Select indicators 5. Determine data collection process and control logic
Step 1: Develop List of Potential Indicators
Results Scorecard Evaluator Overall ventilation Energy consumption per source Peak electricity demand Whole building energy consumption Overall building cooling
Developing an Action Plan
Developing an Action Plan Why How 1. Why quantify energy consumption? 2. How to quantify? What 3. What to quantify? How Great Leaders Inspire Action www.ted.com/talks/simon_sinek_how_great_leaders_inspire_action.html
Action Plan Checklist
Summary of Key Points
Summary of Key Points Sensors and meters are needed to quantify system and equipment level energy performance BAS and analytics tools have similar capabilities Quantifying consumption and identifying faults is beneficial but process to act, and action, are necessary to achieve building performance goals A fool with a plan can outsmart a genius with no plan any day T. Boone Pickens Buildings have been telling us stuff for years but we ignore it (Steve Tom).. What we really need to do is determine what we need to react to. More tools generally will not solve your problems
Additional Resources Spreadsheet based benchmarking score card FMJ article: Lewis, A. (2010). How to Quantify Building Energy Performance. Facility Management Journal (FMJ), September/October 2010, 74-78. Websites ENERGY STAR Portfolio Manager www.energystar.gov/buildings/facilityowners-and-managers/existingbuildings/use-portfolio-manager Labs21 http://labs21benchmarking.lbl.gov
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