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Green Star - Design & As Built and Green Star - Interiors Minor Update Metering and Monitoring: Consultation Paper

Metering & Monitoring Consultation Paper

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Instructions

We are seeking your written feedback on the proposed updates to Green Star – Design & As Built and Green Star - Interiors. Your feedback is important to us and will assist us to ensure the rating tools continue to promote best practice outcomes.

All feedback must be submitted by January 27th 2017.

How to give feedback

This is one of eight consultation papers.

1. Overview

2. Greenhouse Gas Emissions 3. Building Air Tightness 4. Life Cycle Assessment 5. Structural Engineered Timber 6. Construction Environmental Management 7. Metering & Monitoring 8. Innovation

The Overview paper is a summary of critical issues that you should be aware of. The others provide detail on specific issues.

You can respond to the Overview consultation paper, any of the detailed consultation papers, or all. You can give as much or as little feedback as you wish. You do not need to complete all the questions if you do not wish to. There are two ways to send feedback to us.

1. Respond to questions within the consultation papers then press submit. An email will be sent to GBCA. 2. Send a written submission. You can send us a written submission instead or in addition to written comments in the

consultation papers. Please send your feedback to [email protected].

If you are unsure where to put your comment, don’t worry, all comments will be considered. Just save your comments and press submit and it will be sent to GBCA or send it to us via email.

Further information

If you have questions on how to provide feedback, we will be hosting a free webinar on December 6th at 12:30pm. Click here to sign up. If you missed the date, it will be available for viewing from December 7th free of charge.

For further information or assistance with the submission papers or consultation process, please contact Naomi Martin ([email protected]) or Karl Desai ([email protected]).

Respondent Details

1. Name

2. Company

3. Email

4. Are you submitting on behalf of your company? Y N

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mailto:[email protected]




Request for feedback The Green Building Council of Australia (GBCA) is proposing to improve the outcomes of reporting from meters by adding requirements relating to meter integrity in ‘Metering and Monitoring’.

These requirements will be introduced into Green Star – Design & As Built and Green Star – Interiors v1.2. These rating tools will be released in the second quarter of 2017.

The changes to this credit mean that the Innovation Challenges ‘Energy Metering Integrity’ will be retired.

This Consultation Paper seeks industry input on the proposed introduction, the language within the credit, and whether any additional guidance or aspects need to be clarified. The Consultation Paper has been developed with the assistance of GBCA’s

Innovation technical working group.

To assist in the consultation for this topic, a draft version of ‘Metering and Monitoring’ has been prepared and attached as Appendix A. It is recommended that this consultation paper be read in conjunction with this credit.

Interested parties are requested to provide feedback on this Consultation Paper no later than Friday 27 January 2017.

Background Metering and Monitoring is a credit in Green Star aimed at rewarding the proper installation of energy and water metering, and that implement proper monitoring practices. The credit aims to create the infrastructure required within the building to monitor energy and water usage, identify issues, and provide mechanisms for review with the view to ensuring the building is working as intended.. Driving efficiency as part of a roadmap to a low carbon future is a key component of the GBCA Strategic Plan.

The Innovation category has been an integral part of Green Star. Three years ago, GBCA introduced Innovation Challenges to push industry to address issues that were outside the scope of the rating tool, or that were seen as a stepping stone for future credit development. An Innovation Challenge was introduced aimed at addressing issues relevant Metering Integrity. The reason for this credit is that although metering integrity testing is required for NABERS office rating, testing and validating meters to ensure the quality of the data received is not implemented fully across all sectors.

Metering and Monitoring technology is improving rapidly over the past three years, as is the understanding of requirements relating to for effective monitoring and use of data. Industry has come to recognise the importance of metering integrity and reliability of the data received across all sectors. A signed meter validation is the proposed documentation which is needed to demonstrate compliance.

Overview The ‘Metering & Monitoring’ credit in Green Star will now include a minimum requirement to ensure validation of meters.

1. Do you agree in principle with the proposed incorporation of Energy Metering Integrity as a base requirement of the

Metering and Monitoring credit?

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Technical Requirements Credit Criteria

2. Do you agree with the proposed criteria in the draft credit? If not, please explain why.

For more information, please see:

Appendix A: Green Star – Design & As Built ‘Metering & Monitoring’ credit Appendix B: Energy Metering Integrity Innovation Challenge

Compliance Requirements

3. Do you agree with the compliance requirements stated in the draft credit in Appendix A? Is any additional standards or

practices for metering validation and commissioning beyond those that are referenced?

Other

4. Do you have any other comments?

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Green Star - Design & As Built and Green Star - Interiors Minor Update Metering and Monitoring: Draft Credit

Appendix A: Draft Metering and Monitoring Credit v1.2

METERING AND MONITORING Credit 6

Points available: 1

AIM OF CREDIT To recognise the implementation of effective energy and water metering and monitoring systems.

CREDIT CRITERIA

6.0 Metering To qualify for this credit, it is a minimum requirement that accessible metering be

provided to monitor building energy and water consumption, including all energy

and water common uses and major uses, and sources. The metering is to be

accurate and to inform energy consumption practices and reduce wasted energy.

6.1 Monitoring Systems 1 point is available where a monitoring strategy is addressed through a monitoring

system, capable of capturing and processing the data produced by the installed

energy and water meters, and accurately and clearly presenting data consumption

trends.

COMPLIANCE REQUIREMENTS

6.0 METERING

It is a minimum requirement of this credit that project teams must provide accessible metering to all energy and water common

uses and major uses, and to energy and water sources provided by the project.

6.0.1 Metering Distinct Uses or Floors

Metering shall be provided to allow for monitoring of the relevant areas or functions of the project. In most cases floor-by-floor

metering will suffice if the entire floor has a single use. If a floor has multiple uses, the different uses shall be metered. Therefore,

should a floor be composed of office space and a seminar room, both spaces shall be separately sub-metered. If a floor has

multiple tenants or owners, each tenancy or property shall also be separately sub-metered.

Where an energy load for a single item exceeds 5% of the total energy use for the building, or 100kW, it must be independently

metered. Supplementary equipment can also be installed on the same measured circuit as the major use item. However, the total

combined energy use of any systems connected to the major use item must not contribute more than 10kVA to the overall

energy use.

Where a common water use consumes 10% of the project’s water use, these must be independently metered. For additional

detail, refer to the Guidance section.

6.0.2 Water and Energy Meters

Utility meters must meet metering guidelines under the weights and measures legislation, as outlined under the current National

Measurement Regulations. Project teams must verify if existing meters meet these requirements as well as any other utility

meters being installed.

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Non-utility meters (including sub-meters) must follow the same requirements to those described in the most current Validating

Non-Utility Meters for NABERS ratings protocol, issued by the NSW Office of Environment and Heritage.

Meters must be located in an area that allows regular monitoring and maintenance by facilities managers and other facilities

management personnel.

6.0.3 Energy Metering Integrity

Metering shall be provided that is:

Validated & commissioned in accordance to a recognised standard or practice, including, but not limited to, NABERS protocol

and NMI standards;

Correctly calibrated at time of practical completion;

Continually and automatically monitored by a system that is able to produce alerts if any inaccuracies are found. Inaccuracies

are defined as in excess of meter tolerances (e.g. ‘Class 1’ meters shall not have inaccuracies of more than 2% due to

metering accuracy class); and

Accurately corrected and validated where faults have been identified.

6.0.4 Small Buildings Exception

Where the building’s Gross Floor Area (excluding car parking areas) is smaller than 1000 m2, unless specialist equipment is

present in the building, a single meter for energy and a single meter for water will comply with this minimum requirement. If

accessible to the building manager, the utility meter is acceptable.

6.1 MONITORING SYSTEMS

One (1) point is awarded where a monitoring system is provided capable of capturing and processing the data produced by the

installed energy and water meters. The monitoring system must accurately and clearly present the metered data and include

reports on consumption trends, in accordance with the following requirements.

6.1.1 Monitoring Strategy

The monitoring strategy must be developed in accordance with a recognised Standard, such as CIBSE TM39 Building Energy

Metering. Although this Standard has been created to be used for developing energy metering and monitoring strategies, for the

purpose of this credit, the same principles described in the Standard shall be used for developing water metering and monitoring

strategies.

The monitoring strategy must include a metering schedule. This schedule shall address the estimated loads for energy and water

and must list:

The incoming input (electricity, gas, water, etc.);

The end use (lighting, HVAC, fans);

The estimated energy consumption for the end use;

Which meter(s) provide the required information; and

The individual estimated end consumption.

The monitoring schedule shall also address the location and the type of meter. The end uses shall be estimated and included in

the strategy, though if not known at the initial stage, they can be established from the first full month of readings.

6.1.2 Automatic Monitoring System

The project team must provide automatic monitoring systems that record both consumption and demand of energy or water,

and are capable of producing reports on quarter hourly, hourly, daily, monthly, and annual energy use for all meters.

The installed meters must be capable of producing an output that can be transmitted to a central location (either onsite or

offsite). This central location must provide data retrieval and reporting mechanisms.

As a minimum, the automatic monitoring system must be capable of:

Collecting data from all meters;

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Alerting to missing data due to failures;

Recording and processing of data on energy use or water consumption at user adjustable intervals;

Raising an alarm when the energy or water use increase beyond certain parameters and automatically and instantly issue an

alert the facilities manager;

Providing a breakdown of the information by building system (mechanical, electrical, etc.), or by space (or by tenanted floor);

Including the consumption water or energy, the load versus time (load profile), and the power factor (in the case of energy);

and

Producing, as a minimum, a quarterly report that is automatically emailed to the facilities manager responsible for the

building.

For small buildings, this criterion can be met by providing a simple automated metering system that provides an alert to the

building manager or owner. Alternatively, offsite monitoring is also acceptable through a central reporting system. For units

within a multi-unit residential project, this criterion can be met by installing a “Smart Metering” system to all units.

DEFINITIONS

Automatic Monitoring System

Automatic monitoring systems are defined as systems that record both consumption and demand of either energy or water.

These systems are capable of processing the information to produce reports on quarter hourly, hourly, daily, monthly, and annual

energy use for all meters in the system.

Common Uses for Energy

Common uses of energy are defined as items, or systems, that have a load greater than 5% of the total energy use of the building,

or, have a rated load of greater that 100kW.

Possible examples of systems that are considered to be common uses for energy include, but are not limited to:

Chillers;

Air handling units, fans, humidification;

Server and computer equipment;

Water reuse systems;

Kitchen plant and equipment;

Specialist lighting for stages, etc.; and

Specialist equipment.

Common Uses for Water

Common water uses are defined as items or spaces that individually consume 10% of the project’s water use. Examples include,

but are not limited to:

Evaporative heat rejection systems;

Irrigation systems;

Wash down systems;

Humidifiers;

Kitchens; and

Sanitary blocks (if refurbished as part of the tenancy works).

Energy

Energy refers to electricity and gas, as well as any other fuel uses.

Energy Sources Provided by the Project

Electricity, gas, propane, steam, hot water, chilled water, renewable generation and other sources of energy, are examples of

energy sources provided by the project. Where these energy sources are provided to occupants or tenants, these must be

metered for each floor or distinct use.

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Water Sources Provided by the Project

Rainwater supply and recycled water supply are examples of water sources that must be monitored, particularly if provided to

occupants or tenants by the project. However, separate metering of rainwater supply is not required if rainwater is used solely

for manual irrigation.

Non-utility Meters

Non-utility meters are meters that are not owned or managed by the relevant utility. These meters can either be read manually

or automatically, directly or remotely.

Small Buildings

Small buildings are defined as those with a Gross Floor Area (1000m2excluding car parking) smaller than1000m2. Buildings with

similar attributes to a small building that are outside the area definition can submit a CIR to obtain additional clarification.

Smart Metering

A smart meter is an electronic device that records consumption of electric energy and water in intervals of an hour or less

and communicates that information at least daily back to the property owner for monitoring and billing purposes. Smart meters

also enable two-way communication between the meter and the central building systems. Smart metering may utilise a fixed

visual display or cloud based reporting or an alternative.

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http://en.wikipedia.org/wiki/Electronics

http://en.wikipedia.org/wiki/Electric_energy

http://en.wikipedia.org/wiki/Telemetering

http://en.wikipedia.org/wiki/Public_utility


GUIDANCE

Metering Distinct Uses

A number of different metering examples are provided for guidance purposes only:

In office facilities, consideration should be given to the usage patterns of the building. Floor-by-floor sub-metering is

appropriate if the entirety of the floor is an office area. If a floor has a significant component that differs from the principal

use, for example a number of seminar rooms, than this space should be sub-metered as well.

In retail facilities, consideration should be giving to separately meter staff only areas, such as warehousing or office area,

from the sales floor, and separately sub-metered from the warehouse.

In an education building, the metering strategy should address the multiple uses in the facility. The kitchen, computer

classrooms, auditoriums, gyms, swimming pool, laboratories, study rooms, classrooms and lecture halls all have different

usage patterns. As such, the metering strategy should separately sub-meter those.

In a building with a large floor plate, energy meters should be provided separately for lighting consumption, and other power

consumption.

Referenced Documents

The following documents are referred to in this credit:

CIBSE TM39 Building Energy Metering

‘Validating Non-Utility Meters for NABERS ratings’ protocol, issued by the NSW Office of Environment and Heritage.

Additional Information

Additional information can be found in the following documents:

Crossley, D. (2007), ‘Advanced metering for energy supply in Australia’, Energy Futures Australia for Total Environment Centre

Sydney Water Corporation (SWC) (2007), Best Practice Guidelines for Water Conservation in Commercial Office Buildings and

Shopping Centres.

Country Energy, 2009, Energy Insights - Encourage reduced consumption, Install Sub metering.

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DOCUMENTATION REQUIREMENTS

‘DESIGN REVIEW’ SUBMISSION (OPTIONAL)

Projects teams shall submit documentation or information marked with an asterisk* for a ‘Design Review’ rating.

Project teams are encouraged to read the Introduction section of the Submission Guidelines, in particular ‘How documentation is

described in the Submission Guidelines’, for further information on ‘Design Review’ rating submissions.

AS BUILT SUBMISSION

All project teams shall submit the following documentation:

Submission Template*

Selection of which criteria the project meets*

Summary of how the project meets the credit criteria*

Project teams shall provide documentation supporting credit compliance.

Supporting Documentation

The following documents may be used to demonstrate compliance, depending on the approach taken by project teams:

Drawings showing the location of all energy and water meters in the project and the associated energy and water uses;

showing how the system is easily accessible to the residents; and confirming the requirements for utility and non-utility

meters.

Letter of confirmation from the contractor/metering provider/manager demonstrating that the metering systems are

continually and automatically monitored by a system that is able to produce alerts if any inaccuracies are found, and that

correction and revalidation to any faulty meters are to be carried out.

Extracts from Commissioning Report where relevant, showing the automatic monitoring system is operating and has the

ability to provide the information required in the Compliance Requirements and demonstrating that all energy sub-meters be

validated in accordance with a recognised standard (e.g. NABERS protocol or NMI) and that meter functionality has been

correctly calibrated at the time of practical completion.

Copy of Monitoring Strategy document specific to the building and including detail described in the Compliance

Requirements section of the credit.

Automatic monitoring system data sheet describing the systems features and capabilities. In particular, it must describe the

system's ability to analyse metering information at regular intervals, i.e. on a daily, weekly, and monthly basis.

REVISIONS AND AMENDMENTS

Revision No. Date of Release Description

2 TBC Incorporation of requirements around meter data integrity.

1 01/07/2015 Minor wording corrections throughout to improve clarity. Added ‘Design

Review’ note to Documentation Requirements section.

0 16/10/2014 Initial release.

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Appendix B: Innovation Challenge Energy Metering Integrity Points Available: 1

Developed in partnership with Carbon Energy Management Technologies.

Aim To encourage accuracy of metering over the life of the building to inform energy consumption practices and reduce wasted

energy.

Rating Tool Eligibility

Green Star Design & As Built

Green Star Interiors

Green Star Performance

Legacy Green Star Rating Tools

Why is this Innovation Challenge Important?

Within Green Star rating tools, there are provisions and associated requirements for metering to be included in new and existing

buildings. While metering can be validated and commissioned at time of installation, there are currently no mechanisms to

ensure metering network accuracy is maintained over the life of the building.

Currently, metering accuracy issues are identified in the following ways:

A significant increase in energy use (adjusted for climate factors such as summer vs. winter);

Major discrepancies (in excess of 10%) occurring between the total of the private metering and the utility provider’s

supply meter; and

An inability to recover energy costs via on-billing to tenants.

Where metering is accurate over time following installation, metering data is trustworthy meaning building tuning can be

effective, efficiency improvements can be identified and implemented, problems can be identified almost instantaneously and

costs and environmental impacts reduced.

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Compliance Requirements

To claim this Innovation Challenge your project team must:

Demonstrate that the metering network (including sub-meters) has been validated in accordance to a recognised

standard or practice, including, but not limited to, NABERS protocol and NMI standards;

Demonstrate with documentation that all meters on the network have been commissioned to a recognised

standard or practice, and that meter functionality is correctly calibrated at time of practical completion;

Demonstrate that the metering network (including sub-meters) is continually and automatically monitored by a

system that is able to produce alerts if any inaccuracies are found. Inaccuracies are defined as in excess of meter

tolerances (e.g. ‘Class 1’ meters shall not have inaccuracies of more than 2% due to metering accuracy class); and

Demonstrate that where faults have been identified, metering network accuracy has been corrected and validated.

Alternative Compliance Methods

A Credit Interpretation Request (CIR) may be submitted to the Green Building Council of Australia (GBCA) when an applicant

wishes to advocate for an alternative yet equivalent method of meeting the Compliance or Documentation Requirements. Any

CIRs submitted for this Innovation Challenge will be processed as free-of-charge.

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Documentation Requirements

Design Review / Design Submission

Provide the following required documentation:

Submission Template outlining how the project team has addressed the Innovation Challenge. The Submission

Template also enables project teams to provide feedback on the Innovation Challenge to inform future

developments.

Provide documentation to support the claims made within the Submission Template. This may include:

Extract(s) from the contract or specification requiring that all energy sub-meters be validated in accordance with a

recognised standard (e.g. NABERS protocol or NMI);

Extract(s) from the contract or specification requiring the contractor to provide certification that all meters have

been commissioned in accordance with a recognised standard and that meter functionality has been correctly

calibrated at the time of practical completion;

Extract(s) from the contract or specification requiring that the metering systems are continually and automatically

monitored by a system that is able to produce alerts if any inaccuracies are found (inaccuracies being defined as in

excess of the meter tolerances); and

Extract(s) from the contract or specification requiring the contractor to correct and re-validate any meters found to

be at fault and provide evidence in the form of commissioning logs.

As Built Submission

Provide the following required documentation:

Submission Template outlining how the project team has addressed the Innovation Challenge. The Submission

Template also enables project teams to provide feedback on the Innovation Challenge to inform future

developments.

Provide documentation to support the claims made within the Submission Template. This may include:

Commissioning extracts demonstrating that all energy sub-meters be validated in accordance with a recognised

standard (e.g. NABERS protocol or NMI) and that meter functionality has been correctly calibrated at the time of

practical completion.

Letter of confirmation from the contractor demonstrating that the metering systems are continually and

automatically monitored by a system that is able to produce alerts if any inaccuracies are found, and that correction

and revalidation to any faulty meters are to be carried out.

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