U d t dUpdated Procedures for

Commercial Building EnergyBuilding Energy

Audits Jim Kelsey, PE

kW Engineeringwww.kw-engineering.com

What we’ll cover

Background of ASHRAE’s “Procedures2

Background of ASHRAE s Procedures for Commercial Building Energy Audits” Quick Summary of Audit LevelsQu c Su a y o ud e e s Putting together a successful audit

implementation teamp What to look for in the audit Technical points to look forTechnical points to look for Balancing costs, accuracy

& time spentp The future. What next?

Energy Audits are like photographygy p g p y

Everybody thinks they can do it

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Everybody thinks they can do it Tools are cheap and available Producing a product is easyProducing a product is easy But results may vary…

In fact, a lot of skills and experience are needed to ensure that recommendations are costthat recommendations are cost effective, technically feasible, and result in significant energy sa ingssavings

Backgroundg

86% of building construction

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gexpenditures are on existing buildings If we’re to get to net zero we need

t dd dit i i ti b ildito address audits in existing buildings There is a lack of industry

standardization on audit methodsstandardization on audit methods Need for a common vocabulary &

Standardized methods 2004 Publication referenced by LEED EBOM Commercial PACE Programs Commercial PACE Programs Proposed ASHRAE Std 100 (2012?)

San Francisco Ordinance5

All commercial buildings to submit energy usage data g gy gannually and conduct energy audits every 5 years* Annual Energy Benchmark Summary (AEBS) report

b itt d ll i EPA ENERGY STAR P tf lisubmitted annually using EPA ENERGY STAR Portfolio Manager

Building Size Audit Level* Required 5,000-49,999 sq ft ASHRAE Level 1 - Walk-through Analysis

50,000+ sq ft ASHRAE Level 2 - Energy Survey / Engineering Analysis

*See www.sfbos.org/ftp/uploadedfiles/bdsupvrs/ordinances11/o0017-11.pdf

Highlights of what was added – 2nd Edg g

Much more info on “how to” do audits6

Much more info on how to do audits Importance of team building & human factors Summary of measurement approaches Summary of measurement approaches Lifecycle cost approaches Excel templates Checklists

Greatly expanded “how to” sectionssections

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Level Definitions

"How To"

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Forms

02004 Version 2011 Version

* This is placeholder cover design – actual is not yet final

ASHRAE Energy Assessment Levelsgy

Minor changes in Level Definitions8

Minor changes in Level Definitions Removed requirement for analysis of no-cost

and low-cost measures under Level 1a d o cos easu es u de e e Levels I, II, and III have become 1,2 and 3 Added summary table to make levels clearerAdded summary table to make levels clearer

Preliminary Energy U A l iUse Analysis

• Calculate kBTU/sf• Compare to similar

Level 1: Walk-through• Rough Costs and Savings for EEMs

Level 2: Energy Survey & Analysis

• Identify Capital Projects

gy y y• End-use Breakdown • Detailed Analysis• Cost & Savings for EEMs• O&M Changes

Level 3: Detailed Survey & Analysis• Refined analysis• Additional MeasurementsAdditional Measurements• Hourly Simulation

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LevelProcess 1 2 3Conduct Preliminary Energy Analysis (PEA) ● ● ●Conduct walk-through survey ● ● ●Identify low cost/no cost recommendations ● ● ●Identify low-cost/no-cost recommendations ● ● ●Identify capital improvements ● ● ●Review M&E design, condition and O&M practices ● ●Measure key parameters ● ●Analyze capital measures (savings & costs including interaction) ● ●y p ( g g )Meet with owner/operators to review recommendations ● ●Conduct additional testing/monitoring ●Perform detailed system modeling ●Provided schematic layouts for recommendations ●

Le elLevelReport 1 2 3Estimate savings from utility rate change ● ● ●Compare EUI to that of similar sites ● ● ●Summarize utility data ● ● ●yEstimate savings if EUI met target ● ● ●Estimate low/cost / no-cost savings ● ●Perform detailed end-use breakdown ● ●Estimate capital project costs and savings ● ●C l t b ildi d i ti d i t i tComplete building description and equipment inventory ● ●General description of considered measures ● ●Recommended M&V method ● ●Financial analysis of recommended EEMs ● ●Detailed description of recommended measures ●Detailed description of recommended measures ●Detailed EEM cost estimates ●

10 Level Summary

Preliminary Energy Use Analysis (PEA)y gy y ( )

Done prior to site visit

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p Required 1st step for Level 1 audit Compile billing data Calculate Energy Use Intensity (EUI) kBTU/sf or MJ / m2

Compare to similar buildings Energy Star / CBECs E IQ ( i lbl ) Energy IQ (www.energyiq.lbl.gov) Your portfolio

(don’t forget to correct for weather, schedules, etc.)(don t forget to correct for weather, schedules, etc.)

Preliminary Energy Analysis

50%k Your Building = 80 kBTU/ft2

y gy y12

40%

Stoc

k Your Building = 80 kBTU/ft2

20%

30%

ildin

g

0%

10%

of B

u

0%0 20 40 60 80 100

erce

nt

Building Energy Use Intensity (kBTU/ft2 or MJ/m2)

Pe

Level 1- Walk-through gProcess

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Conduct Preliminary Energy Analysis (PEA)

Conduct walk through survey Conduct walk-through survey Identify low-cost/no-cost

recommendations Identify capital improvementsReport (brief) E ti t i f tilit t h Estimate savings from utility rate change Compare EUI to that of similar sites Summarize utility dataSummarize utility data Estimate savings if EUI met target

Level 2 – Energy Survey and Analysisgy y y14

Level 2 – Energy Survey and Analysisgy y y

Process

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Detailed site visit Review M&E design, condition

and O&M practicesand O&M practices Measure key parameters Analyze capital measures

( i & t i l di(savings & costs including interaction)

Meet with owner/operators to i d tireview recommendations

Level 2 – Energy Survey and Analysisgy y y

Report

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Estimate low/cost / no-cost savings

Perform detailed end-use Perform detailed end use breakdown

Estimate capital project costs and savingssavings

Complete building description and equipment inventoryG l d i ti f General description of considered measures

Recommended M&V method Financial analysis of

recommended EEMs

End Use Allocation17

End Use kWh  therms  kBTU  %End Use kWh  therms  kBTU  %

Lights 85,668  292,300  14%

Misc Equip 145,457  496,300  23%

Space Heating 8,336  833,600  39%

Space Cooling 78,605  268,200  13%

P 645 2 200 0%Pumps 645  2,200  0%

Fans 52,550  179,300  8%

DHW 547  54,700  3%, %

Total Estimated 362,925  8,883  2,126,600  100%

Historical Billing 366,455  9,217  2,172,044 

Percent of Actual 99% 96% 98%

Total per sq ft 11.9  0.3  69.5 

Detailed End Use Allocation

LightsFansDHW3%

14%

Pumps0%

8%

Space Cooling13%

Misc Equip23%

Space Heating39%

18

39%

The Energy Balancegy

AKA Utility Bill Calibration, Energy Use Allocation19

AKA Utility Bill Calibration, Energy Use Allocation Idea is fundamental –baseline energy estimates

should match bills If they don’t, you

don’t understand the building If this isn’t done,

i k fyou run risk of overestimating savingssavings

EEM Summary TableNRG Geeks Inc.

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Level 3 – Detailed Analysisy

Level 2 and then some…21

ProcessAdditional testing / Additional testing / monitoring

Detailed system Detailed system modeling

Schematic Schematic layouts for recommendations

Level 3 – Additional Scope & Valuep

Level 2 and then some…22

Report Detailed description Detailed description

of recommended measures

Detailed EEM cost estimates

LCCA

Approaches to date have missed human factors Team building is key to audit &

missed human factors23

Team building is key to audit & implementation success Seek involvement with key players at site Let folks do what they’re good at Leave site staff with the knowledge to follow through Don’t believe everything you hear Site inspections with staff can be misleading Your questions may be threatening

Building a Balanced Teamg24

Committed managementCommitted management Engaged financial staff who

understand risks and rewardsunderstand risks and rewards Trained building engineers Trusted contractors and vendors Trusted contractors and vendors Utility account representatives E d d i f d b ildi t Engaged and informed building occupants Trained and experienced energy auditor

Costs vs. Accuracyy25

Energy auditing seeks to strike aEnergy auditing seeks to strike a balance between time spent and the value returned Important to allow flexibility to

seek best return on time Too little effort may result in less

identified potentialp Too much effort… gilded lilies and

science projectsp j

How to Hire an Energy Auditorgy26

Use either Competitive Bidding or Sole-sourceUse either Competitive Bidding or Sole source Using sole-source can be quicker, but competitive bids may result in a lower price Consider effect of price on results.

Low price may not be best choice What to look for from a good auditing firm: What to look for from a good auditing firm: References, work samples, and

resumes of key staff membersy Professional certifications Vendor-neutral Solution-neutral

What to ask for in an audit reportp27

Actionable recommendationsActionable recommendations Realistic treatment of rates Transparent analysisp y Guidance to more resources Reasonable savings estimatesg Reasonable cost estimates Analysis of interactive effectsy Measurements of key input variables Monitoring of baseline performanceg p Hourly modeling

Top 10 to check in an energy auditp gy28

1 Proposed measures are feasible and appropriate for the building1. Proposed measures are feasible and appropriate for the building2. Proposed measures meet /exceed applicable building codes3. Data are internally consistent4 Savings estimate methods follow established principles and methods4. Savings estimate methods follow established principles and methods5. Energy savings estimates are reasonable compared to quick

estimates and historical energy use6 Proposed cost estimates are reasonable relative to field experience6. Proposed cost estimates are reasonable relative to field experience7. Cost savings adequately treat utility rates8. Interactions between EEMs are identified and addressed 9 Recommendations and report meet the project scope goals and9. Recommendations and report meet the project scope, goals, and

client’s needs10. Financial discussion includes current and viable mechanisms

available per the tax structure, location, and motivations of the client

New Resources

Live Excel - customizable

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Preliminary Energy Analysis Template Energy Efficiency

Measure Summary Table TemplateTable Template Template Forms Measure checklists Complete IEA Energy

Process Assessment P t l h db kProtocol handbook

Conclusions / Future Work

There’s a lot of new material that provides a30

There s a lot of new material that provides a good foundation for best practices Still much to add to make this 2nd edition S uc o add o a e s ed o

publication comprehensive More detail on modeling and analytical methods Additional treatment of Cx and RCx We need an audit standard BEAP certification

will help

Questions?31

Contact:Jim Kelsey, P.E.kelsey@kw-engineering.com

www.ashrae.org/bookstorewww kw-engineering com/auditswww.kw engineering.com/audits