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Improving Energy Efficiency in Existing
Multifamily Affordable Housing
Jeff Perlman, CEM, LEED, [email protected]
212.803.5868
National Housing & Rehabilitation AssociationMay 11, 2009
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AffiliationsBright PowerStewards of Affordable Housing for the Future (SAHF)
A non-profit consortium of national affordable housing owners working to preserve affordability through energy efficiency.
National GridBritish utility company with aggressive energy efficiency initiatives that supplies electricity and natural gas in parts of the Northeast.
Association for Energy Affordability (AEA)Non-profit providing energy efficiency services to affordable housing in NYC.
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What Do You Know?Total annual dollars spent on energy?Annual dollars per property per year?Annual dollars per square foot per property?Annual energy units (kWh, therms, BTUs) per square foot per property?Weather-normalized energy usage metrics of performance?Monthly reviews of energy performance based on utility bills? Real-time energy consumption information?
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Greening Existing Buildings1. Benchmark
Evaluate the building's current performance using historical utility bills
2. AuditAssess the building's systems for greening and efficiency opportunities – on site visit + audit report
3. FinanceFigure out how to pay for energy and green retrofits
4. Retrofit Make improvements to the building
5. VerifyMonitor the building's post-retrofit performance to evaluate success
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1. Benchmark From Utility BillsCommon Area Electric
Acct #: 407350610
Date # of Days Usage (kWh) Demand (kW) Amount Jan-07 31 28697 65.2 $5,056 Dec-06 31 22858 64.6 $3,897 Nov-06 30 18533 56.5 $3,248 Oct-06 31 16042 40.0 $2,796 Sep-06 30 14436 36.3 $2,538 Aug-06 31 16661 41.8 $2,887 Jul-06 31 17205 43.5 $2,928
Jun-06 30 14087 38.8 $2,399 May-06 31 14855 37.6 $2,476 Apr-06 30 16444 41.5 $2,789 Mar-06 31 22088 53.5 $3,713 Feb-06 28 24024 62.9 $3,853
1 Year Total 365 225930 48.5 $38,581
Gas Acct #: 407010004 End Date # of Days CCF Amount*
Jan-07 31 5092 $5,633* Dec-06 31 4326 $4,785* Nov-06 30 3270 $3,617* Oct-06 31 2335 $2,583* Sep-06 30 572 $633* Aug-06 31 522 $577* Jul-06 31 586 $648*
Jun-06 30 655 $725* May-06 31 2586 $2,861* Apr-06 30 3393 $3,753* Mar-06 31 4939 $5,464* Feb-06 28 5195 $5,747*
1 Year Total 365 33471 $37,025* Electric Average Usage Per Month
0
5,000
10,000
15,000
20,000
25,000
30,000
Dec-06
Nov-06
Oct-06Sep-06
Aug-06Jul-06Jun-06May-0
6Apr-06Mar-06
Feb-06Jan-06
Aver
age
Usag
e (k
Wh)
Elec Use (kWh) Baseline
2005 - 2006Average Gas Usage Per Month
01,0002,0003,0004,0005,0006,000
Dec-06Nov-06Oct-06Sep-06Aug-06Jul-06Jun-06May-06Apr-06Mar-06Feb-06Jan-06
Aver
age
Usag
e (T
herm
s)
Usage (Therms) Baseline
2005 - 2006
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Building Benchmarks
Cooling Season3%
Hot water & cooking
12%
Lights, Plug Load, etc.33%
Heating Season52%
Common Area Electricity14%
In-Unit Electricity26%
Natural Gas60%
Total Energy Usage Index (kBTU/sf/yr)
Heating Index (BTU/sf/HDD)
Cooling Index (Wh/sf/CDD)
Hot Water Index (mmBTU/bedroom/yr)
Electricity Index (kWh/unit/yr)
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Comparing Across a PortfolioTotal Energy Usage (kBTU/sq ft/year)
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Compare by Energy End Use
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Energy Payment Profiles (sample) Who Pays for Cooling, Heating and Hot
Water (number of sites)
Tenant pays all (TTT),
177
Owner pays only hot
water (TTO), 123
Other, 12
Owner pays all (OOO),
159
Owner pays only
heating and hot water (TOO), 106
"O"=Owner pays "T"=Tenant pays "N"=None
Order: Cooling | Heating | Hot Water
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Fuel Use Profiles (sample)Fuel for cooling, heating, hot water
(number of sites)
EPP,NPP, 6
Only electricity
used onsite
(EEE), 167
Gas for hot water
(EEG), 100
Other, 11
EOO,NOO, 9 EGE, 13
Gas for heating and hot water (EGG),
236
Gas for cooling,
heating hot water
(GGG), 32
"E"=Electricity"G"=Gas"O"=Oil "P"=Propane"N"=None
Order: Cooling | Heating | Hot Water
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2. AuditBuilding EnvelopeHeating & CoolingVentilationLightingElectrical Appliances
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Holes in the EnvelopeAllow air and moisture into the building
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Boilers & Controls
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Boiler Efficiency Measurement
CO
CO2
O2
Net Stack Temp
Efficiency
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Survey of Electric Devices
(6 x 365)
(4 x 365)
8760
Annual Run-Hours
54,7505,0005Electric DryerLaundry
1,4006016Incandescent Bulbs
Apartment
38,7908254Fluorescent2F40T12
Hallway
kWh per year
Watts EachQuantityDeviceLocation
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Audit Report (sample)
($285,100)
($45,000)
($75,000)
($30,000)
($20,000)
($19,500)
($5,600)
($75,000)
($15,000)
Installation Cost
5.0
7.8
6.8
5.6
5.4
5.3
4.5
4.1
2.0
SimplePayback
1.7
1.0
1.2
1.6
1.7
1.7
2.0
2.2
4.1
Savings to Investment Ratio (SIR)
$57,058CUMULATIVE TOTAL
$5,747AC – Replace Trane RTU8$11,081Upgrade VAVs to DDC7$5,401Occupancy Sensors6
5
4
3
2
1
Roof Insulation
Install Submeters
DHW Recirc Control & Insulation
Lighting Retrofit
Duct & RTU Optimization
ECM
$3,676
$3,686
$1,258
$18,518
$7,691
First Year Savings
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Climate Influences Opportunities
Climate affects what energy savings opportunities exist at a site.
Other influencing factors include:
Age
Size
Population Type
Metering arrangement
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Excellent Opportunities1. Owner pays for tenant cooling, heating and hot water: Higher
energy bills = greater opportunities for savings.
2. Owner pays for central electric hot water: Electricity is an expensive fuel for water heating, increasing the value of hot water efficiency at these sites
3. Owner pays for electric heating in cold climate: Electricity is an expensive fuel for heating, increasing the value of efficiency improvements.
4. Old sites: Older buildings likely to have ‘low-hanging fruit’ efficiency opportunities.
5. Greater than 50 electric or gas bills paid by owner: Per bill service charges may be a substantial part of the energy spending at these sites.
6. Electric hot water but gas on site: Electricity is an expensive fuel and should be used for heating only where gas service is not available.
7. Sites with available utility incentive programs: SAHF sites should take advantage of low and no-cost efficiency offerings from utilities.
8. Sites undergoing refi/rehab, especially through OAHP
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3. Finance Utility Rebate ProgramsState Incentive ProgramsWeatherization Assistance ProgramHUD Programs
Mark-to-Market Green Initiative Utility Allowance AdjustmentARRA Funding
Public Energy Efficiency Financing VehiclesThird-party Financing Entities (ESCOs)
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4. Retrofit
40 watts to 4 watts
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More Efficient Lighting
25W Basic Spiral75 Watt Equivalent
14W Candela Bulb45 Watt Equivalent
14W Floodlight (R-30) 50 Watt Equivalent
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Can we measure happiness?
Cost to Run: $330 per year
Cost to Run: $88 per year
Source: www.cjonline.com
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5. VerifyWeather-normalized comparison (new boiler)
02468
101214161820
1 11 12
20042005200620072008
BTU/SF/HDD
Month
Year
3,021Annual Savings21%
11,34518,8774,88012.32After Upgrades
14,36618,8774,88015.59Before Upgrades
Total HeatingTherms
Building SF
Average Annual HDD
Average MonthlyHeating Index(BTU/ft2/HDD)
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New Hot Water Heater (NYCHA)
020406080
100120140160180200
2006 2007 2008
Hot Water Index
Year
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A Healthy Dose of SkepticismESCOs that offer no-money-down energy savings are often limited in scopeManufacturers offer “free” energy audits – typically to sell a product A trusted consultant or in-house energy manager is indispensable
Certified Energy Manager (CEM)BPI-certified multifamily buildings analyst
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Thank you!
Jeff Perlman, CEM, LEED, BPIMFBABright Power, Inc.
11 Hanover Square
15th Floor
New York, NY 10005
212.803.5868
www.brightpower.biz
