Michael Bobker, CEM
The Value of O&M Training
Operations & Maintenance (O&M)
even when staff meticulously maintain equipment, operation that relies on inadequate control strategies or improper scheduling can result in significant energy waste, higher energy bills, reduction equipment life, and poor indoor environmental quality. PECI
O&M is more than maintenance and repair
Analyzing operations for efficiency is a skill
Energy equipment, commissioned, retro-commissionednow what?
NYC is considering making O&M certification mandatory for operators who manage larger buildings because
Beyond the O&M Assessment
To achieve savings, we need to go beyond the O&M assessment:
Challenges going from recommendations to implementation
Persistence of Savings(One-time O&M consultants vs. training long-term personnel)
Knowledge Diffusion
O&M Training Programs in NYC
BPI Multifamily Energy Efficient Building Operator XX Hr
BOC Building Operator Certification 60-90 Hr
BRT Building Re-Tuning 15 Hr
GPRO Green PROfessionals 12 Hr
Topics in O&M Training
BOC Level I BOC Level II
Building Systems Overview Preventative Maintenance & Operations
Energy Conservation Techniques Advanced Electrical Diagnosis
HVAC Systems and Controls HVAC Troubleshooting & Maintenance
Efficient Lighting Fundamentals HVAC Controls and Optimization
Maintenance and Related Codes Advanced Indoor Air Quality
Indoor Air Quality Energy Audit
Facility Electrical Systems Advanced Lighting Applications
O&M Training Results & Benefits
Familiar with the baseline performance of the building systems
Track building performance
Monitor/maintain equipment efficiency Optimize equipment operations
Specify energy and environmental goals with suppliers and contractors
Familiarity with local utility energy and water efficiency programs/requirements
1Adapted from Cynthia Putnam and Stan Prices The Right Stuff: Preparing the Facilities Engineering Workforce for the Sustainable Workplace
Energy and demand Savings Persistence in savings from
commissioning activities Improved Indoor Environmental
Quality (IEQ) Increase equipment life
Performance improvement by: Better scheduling Equipment performance tracking Diagnosing inefficiencies (ex.
simultaneous heating and cooling)
Facilities Personnel1 Building Performance
Methods for Achieving Better Performance
O&M Training
O&M Training: Learning Tools of the Trade
All stocked in BPLs Field Equipment Lending Library!
O&M Training: Energy Efficient Motors
Even a seemingly modest (small) increase in motor efficiency can lead to measurable (often large) reductions in energy use and costs.
Electrical should be inspected with a thermographic scan to ensure that connections at the motor and starter are clean and tight.
Provide good ventilation to dissipate heat. For every 20F increase in motor operating temperature, motor life is estimated to be halved!
O&M Training: Identifying Equipment Operation Issues
O&M Training: Managing Oversized Equipment
Buildings always designed for peak conditions (winter/summer).
Equipment operates most efficiently at designed load.
Most of the year the equipment is oversized! (Operates at partial load.)
O&M can address by: Load Matching Partial Load Management
Modulation Control of the capacity of the equipment over a range. Ex. 25%-100%.
Lead-lag AdjustmentControl capacity by controlling the number of boilers on-line.
Temperature ResetChange the set point of the systems working fluid based on outdoor temperature. Applies well to hot water but not to steam.
Variable DrivesVariable speed/frequency drives for pumps and fans
O&M Training: Addressing Simultaneous Heating/Cooling
Often significant energy savings comes from reducing energy use in the shoulder months.
Cold mornings + warm afternoons = buildings prone to simultaneous heating and cooling.
Can be identified with close monitoring and addressed through operations.
O&M Training: Optimizing Heating and Cooling
Loads are not steady over the course of a day or in all areas of a building Morning start-up issues
How long does it take the building to come up to temperature? Demand prices vary by time of day
Thermal momentum The difference of heavy vs light construction Dealing with control overshoot Identifying opportunities for early shut-down?
Varying solar gains and activities Heightening awareness and perception
Data loggers can help identify solutions!
O&M Training: Optimizing Scheduling
Results Optimized for occupancy
Reduced energy demand (kW)
Reduces energy use (kWh)
O&M Training Evaluation Results
Energy Savings from O&M
Energy Savings from O&M
Estimated Savings, % Date of Study Information Source Notes
5 to 10 1986 Thompson, T. A. Preventive Maintenance Saves Energy and Dollars, Engineered Systems. Well-developed O&M program savings.
15.4 1992 Herzog, P., and L. LaVine, Identification and Quantification of the Impact of Improper Operation ACEEE.
3-year study of seven office buildings to quantify improved operations potential
15 to 30 1992 Piette, M. A. Diagnostics for Building Commissioning and Operation. LBNL.Savings through improved operations and maintenance.
23 1994Liu, M., et al., Identifying and Implementing Improved Operation and Maintenance Measures ACEEE.
35-building and 104- school summary of energy cost savings from improved O&M.
15 to 25 1994 Szydlowski, R. F., et al., No Maintenance - No Energy Efficiency. PNNL.Savings identified through O&M measure case studies.
5 to 15 1997 Gregerson, J. Commissioning Existing Buildings. E-Source.44-building study of whole-building energy savings.
12 1997 Portland Energy Conservation Inc.(PECI). What Can Commissioning Do for Your Building. 175-building study of savings
12 to 30 1998 Claridge, D., et al., Implementation of Continuous Commissioning ACEEE. Continuous commissioning savings range.
Summary of Commercial Building O&M-Related Energy Savings Studies
Source: Opinion Dynamics
Energy Savings from O&M | Heating
Efficiency MeasureApproximate Fuel Savings
Related O&M Behaviors in Building w/o BMS
Keep heating and hot water systems well maintained with regular boiler tube cleanings and yearly combustion efficiency tests. Adjust air/fuel ratio for increased efficiency. Maintain well-functioning steam traps, air valves and shutoff valves on all radiators [4].
20% or more
Identify and promptly repair system leakage.
Maintain boiler efficiency.
Install an energy or building management system (EMS/BMS) that takes indoor air temperature into account for heating control [4].
15-25%
Reduce unnecessary heating Optimize boiler and/or RTU start
and stop. Adjust temperatures and/or flow
resets on hot water systems
Use an EMS/BMS and zoning system to create different heating zones in a building [4].
20% or more Identify and reduce unnecessary
heating
Savings Associated with Specific O&M Heating System Efficiency Measures
Source: Adapted from Urban Green Council & EDF
Savings from BOC
Area Served Electric(kWh)
Gas(Therms)
Annual Energy (MMBtu)
Water(Gal)
Rebates Source
Northeast 0.18 - 0.71 0.14 No 1
Northeast 0.35 - 0.74 0.14 Yes 1
Kansas City 0.02 0.52 - - ? 2
Minnesota
Evaluation of BOC Savings Results (Units / Participant / Sq. Ft.)
Adapted from RLW Analytics and Opinion Dynamics
Savings Evaluation Factors
Case Studies in O&M Savings
Case Studies in O&M | PECI
Case Studies in O&M| Raytheon
Case Studies in O&M | Atlanta Federal Center
1.8 million square feet; 2 city blocks
10 MW feeder to the building
All electric, perimeter box reheat
4 chillers, 3 1500-ton, 1 500-ton
Variable chilled water flow
Paired VAV air handler for each floor
Mostly glass all sides
True VAV facility
~ 100 air handlers total
Atlanta Federal Center - Before & After BRT24
Re-commission unoccupied modes.
Re-commission variable chilled water pumping and chillers.
Before After
Three 150 HP secondary chilled water pumps running 100% 24/7.
One, sometimes two, pumps most days.One pump 50% at night.
Chilled water temperature: 42oF. Reset to 48oF based on humidity and load at coils .
Two 1,500 ton chillers run all night to cool 2-250 SF server rooms. This 500 SF space out of 1.8 million SF was driving the cost of the building.
Forced the engineers to fix the smaller chiller at 500 ton and made it run all night, to save energy.
Atlanta Federal Center - More Re-Tunes
Installed discharge air temperature resets based on warmest interior & coolest exterior zones.
Locked out outside air during morning warm-up/cool-down.
Installed discharge air pressure resets based on VAV box damper positions. Run at 75% open. Now 3 identical floors will run from 0.5 to 1.5 of static pressure.
Changed dead bands on interior and exterior to allow for floating temperature. Open bays with set points as much as 5 degrees difference from zone to zone.
Atlanta Federal Center - Impact
AFC 36-month GWh trend
28.00
29.00
30.00
31.00
32.00
33.00
34.00
35.00
36.00
3/26
/200
26/
26/2
002
9/25
/200
212
/25/
2002
3/26
/200
36/
26/2
003
9/25
/200
312
/25/
2003
3/26
/200
46/
25/2
004
9/24
/200
412
/25/
2004
3/26
/200
56/
25/2
005
9/24
/200
512
/25/
2005
3/26
/200
66/
25/2
006
9/25
/200
612
/25/
2006
3/26
/200
7
GW
h/yr
Received Energy Star rating.
Energy down 15% to 20%.
Peak down on shoulder months.
Tenant complaints down 35%.
Chart1
34.486347
34.425017
34.594027
34.6312153333
34.7397866667
34.6721743333
35.0712496667
35.022492
34.8466493333
34.893027
34.904021
34.924978
34.9502813333
34.971504
34.8937746667
34.8407216667
34.9150153333
35.3419186667
35.20419
34.8245203333
34.512189
34.15502
33.9022486667
33.7695026667
33.614964
33.5793923333
33.4492423333
33.282981
33.247026
33.177454
33.2701913333
33.0223263333
32.8134713333
32.614358
32.569508
32.4041596667
32.300274
32.234313
32.072544
31.9548366667
31.7903813333
31.841475
31.386221
31.1103786667
30.9888346667
30.9366546667
30.851934
30.8208026667
30.769657
30.697008
30.6310493333
30.5543393333
30.5838846667
30.1907516667
GWh/yr
AFC 36-month GWh trend
Sheet1
SNAFC Electricity Data vs DD
Date End
kWhHDDCDDGWh/yr
8/25/992,997,8720541.8
9/25/992,434,5416.2309.4
10/25/992,620,12896.157.8
11/25/992,351,304228.40.9
12/25/992,756,344517.50
1/25/002,889,556598.40
2/25/003,570,9916000
3/25/003,198,391231.11.9
4/25/002,381,538209.29.4
5/25/002,555,08027.6186.312-month
6/25/002,367,4870362GWh/yr
7/25/002,536,527045832.66
8/25/002,739,6850439.532.40
9/25/002,787,0646.2248.832.75
10/25/002,492,739107.538.132.63
11/25/002,115,507350.827.332.39
12/25/002,379,198777032.01
1/25/013,845,598838.1032.97
2/25/014,233,600486.40.633.63
3/25/013,234,934379.1033.67
4/25/013,269,3122145934.56
5/25/013,055,01413.8128.635.06
6/25/012,732,143025435.42
7/25/012,922,7520366.435.81
8/25/012,734,48835.80
9/25/012,809,66035.82
10/25/012,816,53536.15
11/25/012,503,68736.54
12/25/012,888,65537.05
1/25/022,958,08136.16
2/25/023,678,12035.60
3/25/023,481,28735.85
4/25/022,953,69535.53
5/25/022,362,36034.8436-month
6/25/022,872,09534.98GWh/yr
7/25/022,933,07334.9934.49
8/25/022,813,88235.0734.43Brooks-Range effects are from May-03 to Aug-03, a 3-month period.
9/25/022,941,57135.2034.59-- possible savings might be as much as 10%
10/25/022,731,69335.1234.63
11/25/022,677,01835.2934.74
12/25/022,553,50734.9634.67
1/27/034,086,78236.0935.07
2/25/033,424,71835.8335.02
3/26/032,670,86335.0234.85
4/25/032,520,67134.5934.89
5/27/032,588,06234.8134.90
6/25/032,430,35834.3734.92
7/25/032,612,43734.0534.95
8/26/032,803,35334.0434.97
9/25/032,553,87633.6534.89
10/24/032,333,58033.2634.84
11/21/032,338,38832.9234.92
12/23/033,659,90834.0235.34
1/26/043,432,41233.3735.20
2/24/043,094,59133.0434.82
3/24/042,297,94032.6734.51
4/23/042,197,80532.3434.16
5/24/042,296,70032.0533.90
6/23/042,333,90531.9533.77
7/23/042,459,13631.8033.61
8/24/042,627,77331.6333.58
9/23/042,419,21031.4933.45
10/25/042,317,75131.4833.28
11/23/042,395,82231.5333.25
12/26/042,679,93930.5533.18
1/26/053,236,29330.3633.27
2/23/052,934,52530.2033.02
3/25/052,854,72230.7532.81
4/25/052,356,35530.9132.61
5/24/052,227,81030.8432.57
6/24/052,376,05030.8932.40
7/25/052,621,41631.0532.30
8/24/052,615,99931.0432.23
9/23/052,456,26431.0732.07
10/24/052,378,57131.1331.95
11/22/052,183,65230.9231.79
12/23/052,706,78830.9531.84
1/24/062,721,02030.4331.39
2/23/062,597,19130.1031.11
3/23/062,306,23129.5530.99
4/25/062,364,13129.5630.94
5/23/062,333,90029.6630.85
6/23/062,336,96429.6230.82
7/23/062,459,00029.4630.77
8/24/062,585,40629.4330.70
9/23/062,356,00029.3330.63
10/24/062,103,45029.0530.55
11/22/06242702429.3030.58
12/22/062,480,50929.0730.19
Sheet1
AFC Electricity, Annualized GWh/yr
Sheet2
kWh
GWh/yr
AFC 36-month GWh trend
Sheet3
QUESTIONS?
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The Value of O&M TrainingOperations & Maintenance (O&M)Beyond the O&M AssessmentO&M Training Programs in NYCTopics in O&M TrainingO&M Training Results & BenefitsO&M TrainingO&M Training: Learning Tools of the TradeO&M Training: Energy Efficient MotorsO&M Training: Identifying Equipment Operation IssuesO&M Training: Managing Oversized EquipmentO&M Training: Addressing Simultaneous Heating/CoolingO&M Training: Optimizing Heating and CoolingO&M Training: Optimizing SchedulingEnergy Savings from O&MEnergy Savings from O&MEnergy Savings from O&M | Heating Savings from BOCSavings Evaluation FactorsCase Studies in O&M SavingsCase Studies in O&M | PECICase Studies in O&M| RaytheonCase Studies in O&M | Atlanta Federal Center Atlanta Federal Center - Before & After BRTAtlanta Federal Center - More Re-TunesAtlanta Federal Center - ImpactQuestions?