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Presented by: Shawn Carr, P.Eng
Building Retro-Commissioning:Why Retro-Commissioning and What Incentives are available?
TODAY’S OBJECTIVES
• What is building retro-commissioning?
• Why retro-commission your building?
• How Save On Energy Audit Funding incentives can help
What is Building Retro-Commissioning?
“Systematic process to improve an existing building’s performance”
RETRO-COMMISSIONING
RETRO-COMMISSIONING IS..A tune-up for your existing building
Building Commissioning
Re-commissioning
Retro-commissioning (ReCx) or Existing Building Commissioning
Ongoing commissioning
TERMINOLOGY
COMPARED TO ENERGY AUDIT
Occupant UseBuildingOperations
Building Systems
Savings
Savings
Savings
Tenant Energy Audits Focus on Occupant Use
System Optimization
Retro-commissioning Focuses on Operations
Facility Energy Audits Focus on Equipment
Content provided by WSP
Why Retro-Commissioning?
• Improve system performance
• Save energy
• Improve comfort
• Reduce maintenance
• Train Operations Team
• Establish Process for Performance Tracking and Persistence
• Better documentation
RETRO-COMMISSIONING YOUR BUILDING TO:
Retro-Commissioning Stats
• 16% Energy Savings• 13 Month Payback
Building Type Energy Savings (%/ ekwh/$)
Simple Payback (years)
Audit Funding Incentive
Commercial Office (Over 1M sq.ft)
21%6,916,950 ekwh$756,500
1.0 Covered 50% of cost
Commercial Office(325,000 sq.ft)
22%1,700,000 ekwh$160,000
4.0 Covered 35% of cost
Commercial Office(420,000 sq.ft)
12%1,700,000 eKwh$170,000
3.2 Covered 44% of cost
Commercial Office (409,000 sq.ft)
5%380,000 eKwh$18,000
1.0 Covered 50% of cost
Retail(900,000 sq.ft)
21%2,100,000 eKwh$190,000
2.0 Covered 50% of cost
Average: ≈16% ≈2.2 years ≈46%
Ottawa Building Stats
Audit FundingBy: Hydro Ottawa
Incentives to Owners for completing building energy audits, Retro-Commissioning studies, and Building System Audits.
AUDIT FUNDING
AUDIT FUNDING PROGRAM OVERVIEW
Incentives for Energy Studies
Audit Funding Program
Four levels of incentives
Electricity Survey & Analysis for Owners
For ASHRAE Level 2 Energy Audits on Entire Building
Building System Audit for Non-Capital
Intensive Modifications
For optimizing existing system performance
Existing Building Commissioning
For ReCx your Chilled Water System
Process & Systems Engineering Studies
For customers running complex systems
EB COMMISSIONING PROGRAM CHANGES
Anticipated Program Changes coming in 2016:• EB Commissioning:
• to expand beyond chilled water to include other electricity consuming building systems
• Update eligibility requirements to address impacts of other funding programs
• Update incentive thresholds
• In Market Date: TBD
• Benefits:
• More energy saving options
• More comprehensive projects
BUILDING OWNER
EXISTING BUILDING CX
• Incentives to evaluate and increase chilled water system efficiency.• Equipment older than 3 years and not had a major overhaul in last 2 years• No planted overhaul or replacement in next 2 years• Refer to participant agreement and report requirements for more details.
Phase Incentive DeliverableScoping Study Up to $2,500 or 100% of cost Scoping Study Cx Report
– utility analysis, metering points, ECMs
Investigation $6/ton for data logging equipment (up to 75% of costs)$18/ton for preparing Cx report (up to 75% of costs)Up to a maximum of $30,000
Investigation Phase Cx Report – recommendations and project M&V plan
Implementation Up to $5,000 or 100% of cost for implementation report
Implement phase Cx Report – analysis and results of measured savings.
Hand-off/Completion Up to $2,500 or 100% of cost for completion report Training and documentation for ongoing operations
BUILDING OWNERS AND TENANTS
ELECTRICITY SURVEY AND ANALYSIS
• Connected to the LDC’s distribution system, classified as non-residential.• Own or lease the building• Not eligible if the facility has already received a ESA.• Auditor must be a P.Eng, CEM, or Building Assessment Professional (ASHRAE)• Meets ASHRAE Level 2 requirements• Commitment to implement no/low cost measures (<$1,000 and <1 year payback)
Applicant Building Size IncentiveBuilding Owner Up to 30,000 sq.ft $0.10/sq.ft to a maximum of 50%
Building Owner Larger than 30,000 sq.ft
$3000 for 30,000 sq.ft and $0.05/sq.ft thereafter up to $25,000 or 50% of audit costs
Tenant Any Size $0.03/sq.ft up to $7,500 or 50% of audit costs
BUILDING OWNERS
BUILDING SYSTEM AUDIT
• Analysis of energy savings by optimizing existing building systems (Ventilation, chilled water distribution, DHW distribution, Controls/BAS, AHU’s, etc)
• One incentive per building system to a maximum of $50,000• Can be used to evaluate design options/repair strategies through an energy lens• Excludes lighting systems
Building Size IncentiveAny 50% of audit costs up to $5,000
BUILDING OWNER
PROCESS & SYSTEMS
• Different payment terms and M&V requirements depending on Incentive Stream
Phase Incentive RequirementInvestigation Preliminary Engineering Study (PES): Up to $10,000
Detailed Engineering Study (DES): Up to $50,000- 100 MWh of
Annualized Savings Delivered
- - 3rd party review of report
Project Implementation – Behind the Meter Generation Projects (i.e: Combined Heat and Power, Waste Energy Recovery)- Compressed air systems
Three Incentive Streams:
Small Capital Incentives (<$1,000,000)- Up to 70% of project cost or $200/MWhLarge Capital Incentives (>$1,000,000)- Up to 70% of project cost or $200/MWhRetrofit Program-Up to 50% of project cost
HOW TO PARTICIPATE?
Establish Eligibility
Apply to Program
Obtain Pre-Approval
Receive Cheque
Engage us early to determine best funding path based on your needs
Submit Application & Participant Agreement and review audit report requirements before beginning your audit
Refer to Post-Project Evaluation Checklist
Submit Post-Project Documentation
LDC reviews report and meets with you to discuss implementation plans and deliver cheque
cdm.hydroottawa.com
Hydro Ottawa Breakfast Event
Retro-CommissioningChris Frauley P. Eng., LEED AP, CPMP
June 28, 2016
25
• The goal of retro-commissioning is to identify operational “drift” and get the building “back on track”.
• Retro-Commissioning is a systematic, forensic process.
• You need to think like a detective.• Once you understand the building, improvements
can be explored.
RETRO-COMMISSIONING: BACKGROUND
26
• The building operator is your greatest asset.• In the typical construction approach, the operator is
often left with drawings and little else.• They must often learn the system by themselves.
RETRO-COMMISSIONING: BACKGROUND
27
• Wasted energy can be hard to recognize.• Often the result of years of “tweaks” and fit-ups.• Your job is to restore the building overall
performance.• To start the process, you need to gather as much
original documentation as possible• You need to assemble your Commissioning Team.
RETRO-COMMISSIONING: HOW IT WORKS
28
• How does the building work?• Sometimes a single “choke point” can have a large
impact.• Is the equipment operating efficiently?• Have the controls equipment been calibrated?• Does the building use outdated control sequences?
RETRO-COMMISSIONING:HOW YOU CAN GET IT DONE
29
• You need a “benchmark”• How does the building compare to its “Peers”?• Is energy metering available• Training for O&M personnel is fundamental.
RETRO-COMMISSIONING: AN EFFECTIVE PROCESS
30
• Assembling the proper Commissioning Team is important.
• Often sub-contractors will be required.• It is difficult to estimate the hours of support personnel
until the process has begun.• Approach every building with an open mind.
RETRO-COMMISSIONING: AN EFFECTIVE PROCESS
31
• That doesn’t mean you can’t have a toolkit of typical energy saving measures.
RETRO-COMMISSIONING: AN EFFECTIVE PROCESS
32
• Retro-Commissioning is most often motivated by “energy savings”.
• The terms used in ReCx are often associated with energy audits.
• How is Retro-Commissioning different?• Retro-Commissioning is a much more “in-depth”
process.• However, an energy audit forms the perfect starting
point for the Retro-Commissioning process.
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
33
Terminology:
• No Cost Opportunity
• Low Cost Opportunity
• Capital Retrofit
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
34
• If no energy audit is available, you will need to gather the energy information.
• Scope of work can often “expand” due to poor documentation.
• The Owner’s objective is often that they want to save 10% on energy.
• Don’t fixate on energy so much that you lose the other benefits of ReCx.
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
35
CSA Standard Z320 “Building Commissioning”Provides a comprehensive outline of the commissioning process:
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
36
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
CSA Standard Z320 “Building Commissioning”Appendix G-3 recommends the following adjustment for Retro-Commissioning
• PLANNING
• Select the building
• Define objectives
• Assemble the team
• Develop project plan
37
• INVESTIGATION
• Review documentation
• Perform diagnostic monitoring and testing
• Develop master list of findings
• Prioritize measures to implement
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
38
• IMPLEMENTATION
• Develop the retro-commissioning implementation
plan
• Implement selected operational improvements
• Verify results
• Prepare retro-commissioning implementation report
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
39
• HAND-OFF
• Prepare retro-commissioning final report
• Conduct staff training
• Hold hand-off meeting
• Develop / Recommend / Implement ongoing
commissioning strategies
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
40
• The Canmet ENERGY document provides a sample RFP.
RETRO-COMMISSIONING:A GOOD “SCOPE OF WORK”
41
• Frequent contact with the Owner is key.• You need to make sure the Owner requirements
are being met.• Some measures may make sense on paper, but
have unintended consequences.
RETRO-COMMISSIONING:ALIGNING EXPECTATIONS
42
• Ongoing Commissioning• The importance of “persistence”
RETRO-COMMISSIONING:ALIGNING EXPECTATIONS
43
• Updated schematics• Updated sequences of operation• A better understanding of building systems• Updated troubleshooting tools (trend logs, training,
etc.)• Lower energy consumption
• HAPPIER, MORE SATISFIED TENANTS.
RETRO-COMMISSIONING:BENEFITS TO THE OWNER
44
• LEED EB:OM Project• Constructed mid 60’s• Recent upgrades completed.• Documentation readily available• Recent energy audit.• ReCx lasted several months.• All proposed changes were presented to the owner
in the “Master List of Findings”
CASE STUDY:Downtown Office BuildingOttawa, ON
45
CASE STUDY:Downtown Office BuildingOttawa, ON
46
• Each “Energy Efficiency Measure” was presented as a line item to the owner.
• Individual measures then had an individual data sheet.
CASE STUDY:Downtown Office BuildingOttawa, ON
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CASE STUDY:Downtown Office BuildingOttawa, ON
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CASE STUDY:Downtown Office BuildingOttawa, ON
49
CASE STUDY:Downtown Office BuildingOttawa, ON
50
• Recent upgrades meant opportunities were limited.• Many items identified were able to be implemented
by O&M staff immediately.• Three follow-up meetings were provided to help
with the implementation of remaining measures and to review questions.
CASE STUDY:Downtown Office BuildingOttawa, ON
51
• Motivated by tenant complaints• MH had recently completed a Building Condition
Assessment.• We assisted with the initial gathering of information
for an RFP.• The majority of the BAS was replaced.• More efficient HVAC sequences• Easier to use graphics• The client received incentive funding• Client copied the process for other buildings on
their campus.
CASE STUDY:Tech Sector BuildingOttawa, ON
52
• ReCx included a major retrofit of the building.• The project started as a water audit.• We were then engaged for Retro-Commissioning• A list of Capital Improvements was created and
reviewed with the owner.
CASE STUDY:Provincial Government Building Peterborough, ON
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CASE STUDY:Provincial Government Building Peterborough, ON
54
CASE STUDY:Provincial Government Building Peterborough, ON
55
• Became a Capital Retrofit project.• New chillers installed• BAS replaced• Ventilation upgrade to improve IAQ• VAV controllers replaced• Air and Water re-balancing• Greywater
CASE STUDY:Provincial Government Building Peterborough, ON
56
• Winner of a 2016 Consulting Engineers of Ontario Award of Excellence
• First government building to achieve LEED EB:OM Platinum
CASE STUDY:Provincial Government Building Peterborough, ON
57
REFERENCES
• ASHRAE Journal February 2011 – Capturing the Potential – Evan Mills
• ASHRAE Journal September 2007 – Existing Building Commissioning – Jim Poulos
• CSA Standard Z320-11 Building Commissioning• Building Commissioning Association – Best Practices• Piping/HVAC – Retro-Commissioning Opportunities Dec/Jan 2012• Canmet ENERGY – Re-commissioning Guide for Building Owners
(adapted from PECI Retro Commissioning Guide for Building Owners)
• ASHRAE Guideline 0-2005 “The Commissioning Process”
PRESENTED BY:
STEVEN MOGRIDGE, P.ENG, CEM, CMVP, LEED AP
RETROCOMMISSIONING
NATIONAL CAPITAL REGION
ACROSS CANADA
30
10
1510
6
2
1
34
2
2
6
1
1
61
54
GREEN BUILDING CONSULTING
500+2000+$70B+
LEED Certified Projects
Successful Commissioning Projects
Assets Under Management Influenced By Our Sustainability Insights
True Story:Sir Wilfrid Laurier BuildingLEED Gold Pursuit
True Story:Sir Wilfrid Laurier Building
Savings Identified:
- O&M Measures
- 5% Energy Reduction- 3 Month Simple Payback
- Retrofit Measures
- 23% Energy Savings- 5 Year Simple Payback
ReCx Findings
29% ENERGY REDUCTION
5 year SIMPLE PAYBACK
ReCx O&M Key Findings
With Cadillac Fairview
- Synchronize AHU and Reheat Coil Control
- Economizer Refinement
- Scheduling Fan Operation
- Setpoint Adjustments
True Story:Sir Wilfrid Laurier Building
True Story:Holland CrossLEED -EB Gold Certified
True Story:Holland Cross
Savings Identified:O&M Measures (14%)
- 14% Energy Reduction- 6 Month Simple Payback
Retrofit Measures (8% Savings)
- 8% Energy Reduction- 4 Year Simple Payback
ReCx Findings
22% ENERGY REDUCTION
4 year SIMPLE PAYBACK
ReCx O&M Key Findings
With Cadillac Fairview
- Unoccupied Control - Sensor Repair- Fresh Air Adjustment - Reprioritize Heating
Sequence
True Story:Holland Cross
True Story:275 SlaterLEED – Silver Pursuit
True Story:275 Slater
Savings Identified:- O&M Measures
- 5% Energy Savings- 1 Year Simple Payback
- Retrofit Measures
- 4% Energy Savings- 5 Year Simple Payback
ReCx Findings
9% ENERGY REDUCTION
4 year SIMPLE PAYBACK
ReCx O&M Key Findings
With Cadillac Fairview
- Refine Free Specialty Cooling
- AHU Setpoint Adjustments
- Unoccupied Space Temperature Control
True Story:275 Slater
QUESTIONS?
CONTINUOUS COMMISSIONING:MAINTAINING PERFORMANCE AFTER RETROCOMMISSIONING June 28, 2016
WHAT IS CONTINUOUS COMMISSIONING
Performing the commissioning process on an ongoing basisMaintain performance of the building achieved through retro-commissioningMaintain the design intent and the Owner’s operating requirements
May 2, 2023 Page 72
TEAM EFFORT
May 2, 2023 Page 73
Building Operato
r
Manage-ment
Champion
RCx Consultant
BAS Contractor
Mechanical
Contractor
SET TARGETS FOR ENERGY/WATER REDUCTION
Management supportCustomize target to buildingReasonable and achievableRetrocommissioning reportBenchmark against similar buildings and historical performanceEnergy auditRevisit targets every year
May 2, 2023 Page 74
GET UTILITY ANALYSIS TO THE TEAM
Regular review intervalsConsumption and cost for all utilitiesKPI – kWh/sq.ft, litres/sq.ft.Identify trends– Year over year comparison– Rolling 12-month averageNet out factors beyond your control – weather, tenant IT loadsKeep it simple
May 2, 2023 Page 75
GET UTILITY ANALYSIS TO THE TEAM
May 2, 2023 Page 76
REAL-TIME PERFORMANCE TRACKING
Collect pulses from meters and display on a dashboard in real timeAutomatically identifies the impact of changes to your building and BASImmediate feedback instead of waiting for monthly utility billsSimple overview with deep dive capability
May 2, 2023 Page 77
REAL TIME METERING – BIG PICTURE
7.9% better than same day last year
May 2, 2023 Page 78
REAL-TIME METERING – DEEPER DIVE
Make-up air unit loses weekend schedule
May 2, 2023 Page 79
GET THE MOST OUT OF YOUR BAS
Make sure all staff are trained– BAS– HVAC systems– CommissioningSet access levels based on competency, comfort & roleRemote access for the teamKnow the terms of your service contract– Location of backups– Ongoing verification of end devices
May 2, 2023 Page 80
GET THE MOST OUT OF YOUR BAS - CONTINUED
Set up trends– Not just 24 hours of data - storage is cheap – Automatic backup to front endSet up reports/queries on major energy users– Overrides– Minimum outdoor air damper positionConnect your documentation to your graphics
May 2, 2023 Page 81
OLD SCHOOL – MANUAL READINGS
Chiller logsMotor amperage tagsLog book of building changes– Emergency repairs– Construction projects– Changes to use of spaceTrack non-energy metrics– Comfort calls– Indoor air quality readingsIncorporate this info into the utility analysis
May 2, 2023 Page 82
CITY OF OTTAWA – BEEM GROUP
City’s dedicated resource for ongoing CxBenchmark and compare similar buildingsRegular review of monthly utility dataRemote access to over 100 BAS – 60 day review cycle– Systems in hand– Setbacks overridden– Sensors out of calibration– Setpoints outside of City’s recommended practice– Investigate changes with operator and provide support
May 2, 2023 Page 83
HOT WATER RESET STRATEGY
Heating demand is a representation of how many zones are in heating mode (0°C to 6°C)
May 2, 2023 Page 84
HOT WATER RESET STRATEGY
Assemble all rooms on one page for easy review
May 2, 2023 Page 85
SANDY HILL CC
May 2, 2023 Page 86
THE DETAILS
Ground Floor
Second Floor
North
THE DETAILS
Ground Floor
Second Floor
North
THE DETAILS
Ground Floor
Second Floor
North
IN CONCLUSION
Get management support and make it a priorityPut together a team with a champion to leadEmpower the team and the building operatorProvide the time and the tools (target, utility analysis, dashboard)Recognize & reward the results Make it a habit
May 2, 2023 Page 90
THANK YOU