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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

2 www.brightpower.bizwww.brightpower.biz

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.


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?


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


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-06Nov-06

Oct-06Sep-06Aug-06Jul-06Jun-06

May-06Apr-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


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)


Comparing Across a PortfolioTotal Energy Usage (kBTU/sq ft/year)


Compare by Energy End Use


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


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


2. AuditBuilding EnvelopeHeating & CoolingVentilationLightingElectrical Appliances



Holes in the EnvelopeAllow air and moisture into the building


Boilers & Controls


Boiler Efficiency Measurement

CO

CO2

O2

Net Stack Temp

Efficiency



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


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


Climate Influences Opportunities

Climate affects what energy savings opportunities exist at a site.

Other influencing factors include:

Age

Size

Population Type

Metering arrangement


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


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)


4. Retrofit

40 watts to 4 watts


More Efficient Lighting

25W Basic Spiral75 Watt Equivalent

14W Candela Bulb45 Watt Equivalent

14W Floodlight (R-30) 50 Watt Equivalent


Can we measure happiness?

Cost to Run: $330 per year

Cost to Run: $88 per year

Source: www.cjonline.com


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)


New Hot Water Heater (NYCHA)

020406080

100120140160180200

2006 2007 2008

Hot Water Index

Year


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


Thank you!

Jeff Perlman, CEM, LEED, BPIMFBA

Bright Power, Inc.

11 Hanover Square

15th Floor

New York, NY 10005

212.803.5868

[email protected]

www.brightpower.biz