re-commissioning buildings
Post on 18-Nov-2014
956 Views
Preview:
DESCRIPTION
TRANSCRIPT
RECOMMISSIONING:
The Low Cost Way to Improved Building Performance
CaGBC Building Advisor ProgramOctober, 2012John Kokko, P.Eng., CCP, LEED APjkokko@enermodal.com519-743-8777 x2424
RECOMMISSIONINGLearning Objectives
► Understand the RCx process► Appreciate RCx costs and
benefits► Know how to prepare RCx
goals and objectivers► See how RCx fits within LEED
EB: O&M
RECOMMISSIONINGWhat is Building RCx
► Taking existing building systems and getting them working as best they can
► A systematic process for review and implementation of mainly operational improvements
► Bring building performance in line with current requirements and expectations
RECOMMISSIONINGWhat Does RCx Do?
► Reviews all building energy related systems including:
► Controls, HVAC, Building Envelope, Electrical, Plumbing
► Improves the operation of existing systems and equipment
► Includes implementation of low cost / no cost measures
► Identifies capital cost improvements► Provides both energy and non-energy
benefits
RECOMMISSIONINGWhy RCx?
► Higher than acceptable energy costs
► Escalating maintenance costs
► Significant occupant complaints
► Building use has changed
► Building is > 5 years old with no RCx
► Retrofits have been made with no RCx
► Staff turnover with minimal training of new staff
RECOMMISSIONINGRCx vs. Energy Audit
RECOMMISSIONINGSample RCx Findings
RCx opportunities found during walk-through:► Outdoor air on rooftop at 80% when it should be 20%► Heating coil and cooling coil operating simultaneously► RTU constantly cycling between heating and cooling► VFD pump with throttled discharge valve► Lighting and ventilation on in the middle of the night► Building doors blowing open due to over-pressurization► Piping that was hot when it should be cold► 3 compressors turning on and off simultaneously► Water storage tanks set higher than boiler output► Humidifier dumping water whenever setpoint reached
RECOMISSIONINGRCx Process in a Nutshell
Planning Phase:► Pre-Screening: Benchmarking, selecting building(s), defining goals
& objectives► MILESTONE: Approval to proceed to Scoping
► Scoping: Select RCx provider, preliminary investigation, RCx plan► MILESTONE: Approval to proceed to Investigation Phase
Investigation:► Kick-off, in-depth investigation, document findings and present
recommendations► MILESTONE: Approval to proceed to Implementation Phase
RECOMISSIONINGRCx Process in a Nutshell
Implementation:► Implementation plan, implement measures, verify improvements
► MILESTONE: Owner accepts Implementation Report
Hand-Off:► Final RCx report, on-going / next RCx plan, staff training
► MILESTONE: Provider holds Hand-Off Meeting
Finally:► Persistence measures and long-term benchmarking
RECOMISSIONINGInformation and Materials
Recomissioning Guide for Building Owners and Managers canmetenergy.nrcan.gc.ca/eng/rcs.html
► Recommissioning Guide► Pre-Screening Tool► Benchmarking Tool► Case Studies
Other Resources:► Peci.org/resources/commissioning.html► ASHRAE► LEED EB: O&M
MMM GROUP LIMITED
PLANNING
RECOMMISSIONINGIdentify Candidate Building
RECOMMISSIONINGSet RCx Goals and Objectives
Energy Issues:► Reduce energy consumption by
15% annuallyIEQ Issues:► Reduce occupant comfort
complaints by 50%Operational Issues:► Update O&M documentation and
provide staff training, needed to maintain performance
MMM GROUP LIMITED
INVESTIGATION
RECOMMISSIONINGBenchmarking – Energy Star
RECOMMISSIONINGUtility Bill Breakdown
Two years utility data
Modeling used to identify load breakdown
1% 3%
6%
14%
19%
22%
35%
Base Case Energy End Use
Exterior Electric (1%)
Electric Hot Water (3%)
Fan Electric (6%)
Lights (14%)
Cooling Electric (19%)
Plug Loads (22%)
Space Heat Electric (35%)
RECOMMISSIONINGEnvelope Air Tightness and Thermal Bridging
RECOMMISSIONINGLighting
► Indoor lighting 2x4 T-12 Troffers at 2.4 W/ft2 with minimal zoning. Discoloured lenses , low light levels
► Outdoor lighting and signage remains on 24 hr/day due to malfunctioning timer
RECOMMISSIONINGHVAC
► Electric heaters in ceiling space above boardroom and other offices on 3rd floor running continuously
► Economizer not operational due faulty to sensor and broken damper linkage
RECOMMISSIONINGAir and Heat Delivery
► Non-powered diffusers, some inoperable, others mismatched masters and slaves
► Electric baseboard heaters operating at the same time as cooling due to excessively high t’stat control setting
Electricity Retrofit Incentive Program (ERIP) – OPA► For retrofit of existing facilities focuses on lighting, motors, HVAC
and overall electricity savings► Chiller Re-Commissioning
Enbridge Gas Retrofit Incentives ► Provides up to $0.10 per m3 of natural gas saved for saving
measures based on projected first year gas savings.
Union Gas Run it Right► Provides 100% of implementation costs up to $5,000 ► Plus up to $3,000 to provide monitoring showing savings
21
RECOMMISSIONINGIncentives
RECOMMISSIONINGNext Steps
► Review of recommendations, costs, and paybacks with owner
► Owner decides which options to accept and which to reject
► Has hired 3rd party PM firm to oversee installation ► Next steps will be retrofit of lighting, air handlers, and
other capital cost items► RCx will then include Cx of newly installed systems
and remainder of RCx items
MMM GROUP LIMITED
COSTS AND BENEFITS
RECOMMISSIONINGApproximate RCx Costs
► Planning ~$5,000 to $8,000► Investigation, Implementation, and Hand-off $1.40 to $10.84/m2 for the
total RCx process depending on:
► External consultant costs range from 35% to 71% of total costs
Building size Complexity of systems Up-to-date
Documentation BMS data availability
Project scope Subcontractor requirements Implementation involvement Owner involvement
RECOMMISSIONINGIssues Identified with RCx
Top Cumulative Savings Measures and % of Savings
Key Measure Mix % of Total SavingsRevise control sequence 21%
Reduce equipment runtime 15%Optimize airside economizer 12%
Add / optimize SAT reset 8%Add VFD to pump 6%
Reduce coil leakage 4%Reduce / reset DSP setpoint 4%
Add / optimize optimum start/stop 3%
Add / optimize CWST reset 2%A study on Energy Savings and Measure Cost Effectiveness of EBCx
Portland Energy Conservation, Inc. Dec 15th, 2009
RECOMMISSIONINGApplicability of RCx Measures
Comparison of key measure mix to building attributesBuilding Attribute
Sub-CategoryPercent of savings achieved
through key measure mixBuilding TypeLarge Office 72%Hotel/Motel 64%
Building Size0-200 73%
200-350 55%350-550 69%
>550 69%Building Age
<1920 63%1980-1989 72%
2000-Present 71%Climate Zone
3B 77%3C 78%
RECOMMISSIONINGEnergy Savings and Payback
RECOMISSIONINGAdditional RCx Benefits
Protect of enhance property value:► Maintain high occupancy rates► Reduce tenant turnover► Gain marketplace competitive edge
Protect against future liability:► Reduce potential for sick building syndrome► Identify and address indoor environmental issues
Reduce repair and replacement costs:► Increase equipment life► Reduce maintenance requirements► Reduce comfort complaints
RECOMMISSIONINGValue of Non-Energy Impacts
For typical commercial buildings≈ $1.61 to $3.23/m2
Median value:$1.94/m2
Range:$1.08 - $4.84/m2
1%
5%5%
7%
10%
17%21%
33%
Liability (1%)
Change Orders & WarrantyClaims (5%)Productivity/Safety (5%)
Ongoing Labour Cost (7%)
Other First Cost (10%)
Indoor Air Quality (17%)
Thermal Comfort (21%)
Equipment Life (33%)
Reported NEIs for 36 projects in existing buildings (USA)
Source: Lawrence Berkeley National Laboratory, “The Cost Effectiveness of Commercial-Buildings Commissioning,” December 2004.
MMM GROUP LIMITED
OTHER CASE STUDIES
RECOMMISSIONINGOffice Tower - Winnipeg
Courtesy NRCan: www.canmetenergy.nrcan.gc.ca/eng/rcx.html
RECOMMISSIONINGAdult Ed Centre, Sherbrooke, QC
Courtesy NRCan: www.canmetenergy.nrcan.gc.ca/eng/rcx.html
RECOMMISSIONINGCase Studies
Savings Items Office Winnipeg Ed Center Sherbrooke
Energy Savings1 (GJ/yr, %) 6,652 GJ (25%) 763 GJ (12%)
% Natural Gas; % Electricity 75% NG; 25% E 84% NG; 16% E
Financial Savings2 ($/yr) $59,000/yr $13,300/yr
GHG Reduction (t CO2 e/yr) 363 t/yr(66 cars)
42 t/yr(8 cars)
Simply Payback3 (yr) 3.3 yr 3.9 yr
1 Savings verified 12 months after implementation of the RCxmeasures and weather-normalized.
2 Monetary savings don’t include non-energy impacts (NEIs) such as equipment durability or reduction of tenant complaints.
3 Includes all 4 phases costs of project
RECOMMISSIONINGCase Studies
Adult Ed Centre
Sherbrooke, QC
Office Tower
Winnipeg, MB:
Courtesy NRCan: www.canmetenergy.nrcan.gc.ca/eng/rcx.html
RECOMMISSIONINGTop RCx Tasks
► 1. Turn off equipment that should be off► Over-ridden schedules, systems
set for 24/7 operation► Broken or out of calibration timers► Poor original sequence► Optimum start/stop not working► Equipment set to operate in
HAND rather than Auto
RECOMMISSIONINGTop RCx Tasks
► 2. Improper ventilation / outdoor quantities► not set to match current
requirements
RECOMMISSIONINGTop RCx Tasks
► 3. Verify dampers and valves on central AHUs operating property► Sticking due to long time
non-use► Broken or damaged linkages► Improper repairs
RECOMMISSIONINGTop RCx Tasks
► 4. Verify terminal units operating properly► Inoperative actuators / valves► Defective receiver/controller► Out of calibration sensors► Deficient or excessive flow► Dirty rads or coils not heating
the space► Malfunctioning secondary
loop temperature control
RECOMMISSIONINGTop RCx Tasks
► 5. Verify Supply Static Pressure Setpoint (Air and Water Systems)
► 6. Verify Supply Air and Water Temperature Reset Schedule
► 7. Eliminate Simultaneous Heating and Cooling
RECOMMISSIONINGTop RCx Tasks
► 8. Return VFD to Variable Speed Operation
► 9. Calibrate Sensors and Instrumentation
► 10. Interference with Room Controls
MMM GROUP LIMITED
RCx and LEED EB:O&M
RECOMISSIONINGRCx and LEED EB:O&M
EAp1: Energy Efficiency Best Practices Management :
► Planning, Documentation and Opportunity Assessment
EAp2: Minimum Energy Efficiency Performance► EAc2.1: Existing Building Commissioning:
Investigation and Analysis (2 points)► EAc2.2: Existing Building Commissioning:
Implementation (2 points)► EAc2.3: Existing Building Commissioning:
Ongoing Commissioning (2 points)
RECOMMISSIONINGEAp1: Planning, Documentation, and Opportunity Assessment
► 1. Building Operating Plan► 2. Systems Narrative► 3. Sequence of Operations► 4. Preventative Maintenance
Plan► 5. ASHRAE Level I Audit
► Utility Bills review► Energy Utilization Index► Low Cost/No Cost
Improvements
RECOMISSIONINGEAp2: Minimum Energy Efficiency Performance
Option A:► Energy Star® : Energy Performance Rating min 69
Option B:► 19% better efficiency than cohort average
RECOMISSIONINGEAc2.1: Investigation & Analysis
Option A – Commissioning Process:► Site Assessment► Building Energy End-Use Breakdown► Diagnostic Monitoring And Functional Testing► Master List Of Findings
Option B:► ASHRAE Level II Audit► Building Energy End-Use Breakdown► Cost - Savings Analysis► Listing of capital improvements
RECOMISSIONINGEAc2.2: Implementation
1. Implement low cost / no cost measures
2. Provide building staff training
3. Provide the following documentation:► Listing of measures, operational improvements and/or
repairs implemented► Update or revise the Building Operating Plan► Recommended capital plan for major retrofits or
upgrades► Summary of staff training program
RECOMMISSIONINGEAc2.3: Ongoing Commissioning
1. Update the Systems Manual
2. Produce an On-Going Commissioning Plan
3. Implement Ongoing Commissioning
RECOMMISSIONINGConclusions
► RCx is a systematic process that optimize comfort and energy savings of existing buildings
► RCx can reduce whole-building energy uses by 5% to 30%
► Paybacks typically in the 0.5 to 5 yr range► RCx helps the persistence of energy and non-energy
benefits ► RCx can help obtain LEED EB:O&M Certification
MMM Group Limited100 Commerce Valley Drive WestThornhill, ON Canada L3T 0A1t: 905.882.1100 | f: 905.882.0055e: mmm@mmm.ca
top related