The Environmentally Responsible Construction and Renovation Handbook

Chapter 4 - Reducing Energy Use

4.1 Introduction

Buildings require energy to provide services such as heating, cooling, ventilation and lighting. Energy reduction means providing the same level or quality of energy service while using less energy. Few Canadians realise that much of our electricity is generated in power plants that burn fossil fuels such as coal, oil and natural gas. These power plants discharge pollution into our atmosphere every year, which contributes to global warming.

Energy is essential to our way of life, but the provision of energy services can have a negative impact on our environment. The combustion of fossil fuels for the generation of energy is a major source of greenhouse gases that have been recognized as contributing to global warming. This process also produces ground level ozone that is a significant component of 'smog'. The emissions from coal-fired thermal electric plants combine with water vapour in the atmosphere to create 'acid rain' and other toxic emissions. Other energy-related environmental problems include the impacts on ecosystems and land-use from hydroelectric dams; the management of radioactive wastes from nuclear power plants; and the risks of spillage from transporting oil.

The Federal government has committed Canada to a range of measures aimed at reducing air emissions. Reduced energy use is the most effective and immediate means of meeting these commitments. The following section provides an overview of the environmental impacts associated with energy use and explores initiatives that can be taken to reduce energy consumption. Section 5 provides more technical details on specific measures which can be taken to reduce energy use within an office building.

4.2 Global Warming and Climate Change

United States Vice President, Al Gore has called global warming "the greatest environmental challenge of the 21st century." The term 'global warming' can be misleading as it suggests the primary concern is average temperature. However, temperature is the least significant aspect of the multitude of consequences of worldwide warming. Several current trends demonstrate that global warming is having a direct impact upon rising sea levels, the melting of icecaps and other significant world wide climate changes.

Global warming has significant effects on crops and weather conditions around the world. The Northern Hemisphere contains more land area than the Southern Hemisphere and conversely, a lower percentage of the world's ocean. Since water absorbs more heat than land areas, most climate models predict faster heating over the Northern Hemisphere than the global average. Most of the increase is expected to occur between 40 degrees north, the latitude of Philadelphia and 70 degrees north which are the northern most extremes of Canada and Siberia.

If global warming trends continue, higher temperatures in North America may reduce agricultural productivity. Northern continental areas are projected to have drier summers soils due to earlier snow melts in the spring and warmer and more cloudless summers causing extensive evaporation of ground moisture. Also, the inland areas of the Northern Hemisphere are expected to receive less moisture, resulting in lower water levels in lakes and rivers. Some reports predict the levels of the Great Lakes will drop between 0.6 and 1.2 metres by the middle of the 21st century.

Many people associate global warming with the melting of the polar icecaps. This is a significant problem as a large number of the world's cities are built in coastal areas. There are two major causes of rising sea levels. Firstly, additional water is produced when ice melts; and secondly, the natural expansion of seawater as it becomes warmer. It has been estimated that even with the level of greenhouse gases present today, the earth may warm enough in the next 50 years to melt the ice located at the poles.

Changes associated with rising sea levels are very diverse. Warmer oceans cause more intense storms and experts believe that global warming could increase the intensity of hurricanes by over 50 percent. Hurricane Andrew's devastation in 1992 set new destruction records and the intensity of Hurricane Mitch in 1998 surpassed Andrew. Damage caused by future hurricanes to populated areas will be more severe since higher sea levels are predicted in the next century. In addition, as the oceans rise coastal erosion is evidenced, particularly on steep banks. Wetlands are lost as sea levels rise. Also, there is a serious problem with the threat of salt water intruding into underground fresh water reserves in coastal areas.

A report published by the United Nations in 1992, predicts that if CO₂ and other greenhouse gases continue to be emitted at present rates, sea levels will rise by 0.6 metres by the year 2100. This would result in flooding of the coastal plains of Bangladesh and the Netherlands, and the islands of the Maldives will completely disappear.

4.3 The Greenhouse Effect

It has been estimated that the operation of federal government facilities and vehicles accounts for about 2.6 million tonnes of carbondioxide emissions annually. Carbon dioxide has been recognised as a greenhouse gas. While CO₂ is generated by many sources, one of the principle causes is the burning of fossil fuels used for heating purposes and hydro generation.

The term 'greenhouse effect' refers to the way certain gases trap heat in the atmosphere the same way the glass in a greenhouse structure is transparent to short wave radiation but prevents long wave radiation from escaping. This is a naturally occurring phenomenon that heats the planet. Earth is 93 million miles away from its energy source, the sun. Without the greenhouse effect our atmosphere would be approximately 15° C colder.

Text description of The Greenhouse Effect is available on a separate page.

SOURCE: The Wasington Post Scientific American, NASA, NOAA Geophysical Fluid Dynamics Labratory. Too much of a good thing! The greenhouse effect keeps the earth habitable, but it can also trap too much heat in the atmosphere. Here is how it works.

Half of the sunlight that strikes the planet's atmosphere is in the form of electromagnetic radiation that is visible light. The remainder is infrared radiation (IR), the invisible warmth-inducing longer light waves. Incoming sunlight contains very little ultraviolet light and a few X-rays or gamma rays. Most of these are filtered by absorption in the upper atmosphere.

Approximately half of the sunlight that reaches the earth's outer atmosphere gets to the surface where it transfers energy to land and water. The surface then sheds the energy as heat, largely infrared radiation. If the air contained nothing but its main components of oxygen and nitrogen, almost all of the energy emitted at the surface would radiate uninterrupted back into space. However, nearly 90% of the infrared radiation is caught by clouds and gases and sent back to the earth's surface. The effect is that the earth's surface is subjected to twice as much infrared radiation from the atmosphere as from incoming sunlight. This is because the molecules of some gases present known collectively as 'greenhouse gases' are just the right size and configuration to trap infrared radiation and re-radiate it. Most of these gases stay in the atmosphere for decades or centuries and continually contribute to global warming.

The average surface temperature of the globe has risen between 0.3 to 0.6° C since about 1860. Most climate scientists attribute global warming to the increase of greenhouse gas pollution in the air. One source of this pollution has been the surge in fossil fuel burning since the post-war development years. The burning of fossil fuels and forests generates CO₂, which is responsible for about half the greenhouse effects. Other gases like halocarbons, (such as CFCs and HCFCs), methane, nitrous oxide, and tropospheric ozone are responsible for the rest.

4.4 The Kyoto Protocol

The Third Conference of the Parties to the United Nations Framework Convention on Climate Change was held in December 1997 in Kyoto, Japan. Countries participating in the conference agreed to limit greenhouse gas emissions relative to 1990 levels by the period 2008 to 2012. Canada pledged to reduce its emissions by 6 percent, measured from a 1990 baseline.

The Kyoto Protocol deals with six major greenhouse gases. Reducing carbon dioxide emissions is particularly important because this gas accounts for 80 percent of Canada's greenhouse gas emissions. Approximately 64 percent of greenhouse gas emissions are a direct result of electrical power generation required to meet the energy requirements of the agricultural, residential, commercial, industrial and transportation sectors. Reducing energy use and switching to less carbon intensive energy sources will reduce carbon dioxide emissions.

4.5 Canada's CO₂ Emission Levels

Meeting the demands of the Kyoto Protocol will present a significant challenge to Canadians. A Natural Resources Canada publication entitled Canada's Energy Supply and Demand Outlook, 1996 - 2020, forecasts that by 2010 carbon dioxide emissions will increase by 16 percent over 1990 levels. To meet Canada's commitment at Kyoto, Canadians will have to reduce their energy consumption by 19 percent from anticipated 2010 levels.

Text description of Canada's CO₂ Emission Levels is available on a separate page.

Between 1990 and 1996, Canada's energy consumption rates were expected to increase by 15 percent, however due to the implementation of energy efficient measures the increase was 11.4 percent. In the same period Canada's carbon dioxide emission levels increased by 7.2 percent. However the decrease in energy use translated into a reduction in carbon dioxide emissions of 3.8 percent in 1996 alone. This slower growth in emission levels is the result of the implementation of energy reduction measures and a switch by consumers and the electrical power generation industry to fuels that contain less carbon.

As we move towards cleaner methods of producing energy, we can make enormous advancements in using energy more efficiently. We can make a number of improvements to save energy and curb global warming. During the last two decades, energy efficiency has improved at a rate faster than it has been adopted. It is now possible to displace about one half of all energy consumption for less money than we currently spend to use it. Some products such as fluorescent lights, have been improved to meet compliance with energy efficiency standards. In many areas, buildings and lifestyles waste enormous amounts of energy. Replacing standard fluorescent lighting with efficient fluorescent lighting can save about 80 kWh of energy per fixture per year. This translates into a decrease in greenhouse gas emissions of 17 kg per fixture per year.

4.6 Energy Reduction is a Sound Business Practice

Energy reduction is a valuable tool for environmental protection. Integrating energy efficiency into construction projects also makes good business sense. A one-time investment in energy efficiency today will achieve ongoing financial benefits for many years. Some energy efficiency projects are known to have generated savings that translate into returns on investment of 25% and greater.

Text description of Energy Reduction is a Sound Business Practice is available on a separate page.

The cost-effectiveness of an energy reducing investment may be calculated in several ways. Many practitioners rely on the 'simple payback' method, which calculates the expenditures against costs to determine the length of time in which the initiatives will be paid for The simple payback method is a useful starting point but tends to under-estimate the financial benefits. A better approach is to carry out a 'life cycle costing' (LCC), which takes into account all the costs and benefits associated with the energy efficiency investment including the value of the savings over the lifetime of the measure. Costs to be considered include the costs of initial purchase, operating and maintenance costs, fuel costs, the costs of inflation and disposal, and the cost of money over time. Using the LCC approach enables practitioners to assess the feasibility of the investment from several perspectives such as returns on investment, discounted payback and net benefits.

4.7 Regulations

All construction and renovation projects should ensure that they are in compliance with applicable regulations at the municipal, provincial and federal levels. The following regulations for energy reducing initiatives can affect decisions during a project:

• The National Energy Code for Buildings (NECB);
• National Building Code;
• National Plumbing Code;
• The National Energy Efficiency Act;
• Regulations calling for the phase-out of CFC based refrigerants and other CFC based products; and,
• Regulations covering the disposal of PCBs.

4.8 The Federal Buildings Initiative

Planning and implementing energy reduction upgrades can be a considerable challenge for most facility managers. These projects require time, expertise, and capital. The Federal Buildings Initiative (FBI) program, created by Natural Resources Canada, can help remove these barriers.

The Federal Building Initiative is a comprehensive program designed to provide federal facility managers with an opportunity to realise the benefits of improved energy efficiency. The FBI program can help an organization cut energy costs while making facilities more comfortable. The program offers:

Energy Performance Contracting: an approved mechanism to retrofit buildings without using capital funds through private contractors called Energy Service Companies (ESCos). The ESCos finance the project, guarantee the energy savings from the retrofit, and are paid for their services from the energy savings. When the contract period is over, the custodian department realizes the savings. Any shortcomings in the expected savings are reflected in the ESCos payment.

Tailored Executive and Managerial Support: a complete package comprising all technical, planning and contractual support needed to implement an energy saving project on a turnkey basis. The FBI also offers access to tools and services to assist in mounting a strategy for federal buildings.

Energy efficiency in retrofit projects involving an estimated 4500 buildings have been initiated under and registered with the Federal Buildings Initiative (FBI). Table 4.1 summarizes the investment commitment and associated energy savings for FBI projects to August 1998.

Table 4.1 Investment and Energy Savings of FBI Project Commitments to August 1998

Departmental breakdown of FBI investment commitments - five largest spenders:

Department	Investment Commitment (cumulative to date) ($ million)	Estimated Annual Energy Savings ($ million)
National Defence	70.0	8.3
Public Works & Government Services	33.0	5.2
Industry Canada	13.1	2.3
Environment Canada	8.7	1.1
Natural Resources Canada	7.6	1.0
TOTAL	132.4	17.9

In July 1998, NRCan commissioned a study of six energy service companies (ESCOs) who undertook 24 retrofit projects in federal government buildings since April 1, 1997. Survey results were obtained for 16 of the projects representing retrofits of 450,000 square metres of floor space with expected energy savings of $1.4 million per year. The results indicate that over three-quarter of the expenditures were made on lighting and control systems.

4.8.1 FBI Representative Projects

National Defence

National Defence continues to be the most active department in terms of initiating FBI projects. About $68 million will be invested by the private sector in National Defence facilities for energy efficiency improvements, with estimated energy savings of over $8 million per year. Fourteen Canadian Forces Bases (CFBs) have signed FBI contracts or are in various stages of the tendering process. These include:

• CFB Halifax, NS
• 14 Wing Greenwood, NS
• CFB Gagetown, NB
• CFB Valcartier, QC
• CFB Montréal, QC
• 8 Wing Trenton, ON
• CFB Petawawa, ON
• CFB Borden, ON
• 17 Wing Winnipeg, MB
• CFB Shilo, MB
• 7 CFSD Edmonton, AB
• CFB Suffield, AB
• 4 Wing Cold Lake, AB
• 19 Wing Comox, BC

At 17 Wing Winnipeg, more than $3.6 million in energy efficiency measures will be implemented to reduce the $3 million annual utility bill. The project will be paid for out of the $560,000 in energy savings that will be generated annually. The program will include approximately 80 buildings, such as hangars, warehouses, garages, training facilities, offices and armouries, in five different locations. Planned energy efficiency measures include a lighting retrofit/redesign, central heating plant upgrades, mechanical modifications, centralized computerized control systems, weatherstripping and consumption metering.

About $1.1 million is being invested at 7 CFSD Edmonton to improve the energy efficiency of the supply depot, with expected saving of $150,000 per year. About two-thirds of the investment will be for lighting fixture retrofits.

At CFB Shilo, $1.8 million in improvements were made to over 40 buildings to upgrade the facilities and reduce utility costs (primarily energy) by 19 percent, from $1.5 million to $1.22 million per year. The changes included in lighting retrofits, controls installation, building envelope improvements, steam trap replacement, central heating plant modifications, solar wall installation and radiant heat conversions.

Public Works and Government Services Canada

The energy management industry has retrofitted 1.2 million square metres of federally occupied floor space for energy efficiency improvements to date. Public Works and Government Services Canada (PWGSC) has signed 29 contracts representing over $31 million in private sector investment. Almost $5.2 million in annual energy savings will be generated from these projects.

Environment Canada

Environment Canada launched the first FBI project in facilities leased by the federal government in 1998 for a retrofit of departmental offices in the Place Vincent Massey complex in Hull, Quebec. The project was developed in partnership with the landlord, Duroc Enterprises Ltd., NRCan and PWGSC. The private sector ESCO will invest $1.8 million to upgrade the lighting, heating and ventilation systems in order to reduce energy costs by over $200,000 per year. The pilot project helps extend the reach of the FBI program, where practical, beyond federally owned facilities to all facilities accommodating federal employees.

At the Atmospheric Environment Services Building in Downsview, Ontario, the private sector will invest $2.1 million to reduce energy costs by $330,000 per year. Key features of the project are the replacement of the outdated lighting system with energy-efficient fixtures, electronic ballasts and a computerized control system, and the installation of a sophisticated building management system to regulate the heating, cooling and ventilation system.

Statistics Canada and Health Canada

PWGSC has begun a project to retrofit the R.H. Coates Building in Ottawa, where Statistics Canada is the main tenant. The private sector is investing more than $2.6 million in this project, which will cut energy costs by $315,000 annually. The measures to be implemented include state-of-the-art lighting, variable speed drives on fan motors for HVAC systems and computerized energy management controls. Similar energy-saving technologies are being installed in the Main Building, an office building shared by Statistics Canada and Health Canada in Ottawa. The private sector is investing $2.5 million in this facility, which will generate about $330,000 in annual energy savings.

Natural Resources Canada

NRCan's national FBI retrofit of its custodial sites was completed in 1998, with $7.6 million invested. Annual energy savings are about $1 million, and 4,000 tonnes of GHG emissions per year will be avoided.

In consultation with NRCan's science sectors, innovative energy use measures have been implemented, including a Solarwall and solar screens. The installation of a wind turbine is currently being explored. The flexibility of the energy performance contract has allowed for customized retrofit plans to be revised at several sites. Workshops and training programs were also established for NRCan employees as part of the project to help maximize the benefits of the retrofits. A communications plan informs employees on project progress, and a Web site provides more detailed information on individual retrofit projects and the measures being implemented.

4.9 Reducing Energy Use

There are three components to the efficient use of energy. Incorporating 'a systems approach' into the building design and occupancy approach can optimize the integration of efficient energy use. This approach reflects the idea that a building and its occupants are a system with interconnected components. Making changes to one component will affect others in the system - it has 'synergistic' effects.

Applying an integrated approach ensures that synergistic effects are anticipated and planned for accordingly. Another benefit is that overall incremental costs can be reduced because of the potential for equipment downsizing. The principle behind an integrated approach (also known as Whole Building Design) is to integrate the project's steps into a single comprehensive design. This approach recognizes that the project's stages are interactive; as opposed to 'stand alone' activities. It requires active participation from all the experts involved in the renovation, recapitalization or fit-up project.

Energy Conservation

Energy conservation can accomplish the reduction of energy use as a direct result of behavioral changes as well as technological intervention. The implementation of energy conservation practices has the same benefit to the environment as those obtained from minimizing energy use through the use of energy efficient products and materials.

Utility companies regularly promote energy conservation procedures as a recognizable means of reducing energy demands. Electrical and gas utilities are able to provide information that is applicable to both residential and commercial applications. Commonly recommended energy conservation practices include timing controls that turn off lights during unoccupied hours and set-back thermostats to reduce heating and cooling set points during unoccupied periods.

Energy Efficiency

Energy efficiency refers to technological changes that allow us to pursue present behaviors while consuming less energy. Most appliances or fixtures consume energy through their operation. Except for some solar-powered appliances, this equipment is connected to a direct energy source. Energy efficient systems or products give equivalent performance while consuming less energy. Acceptable low energy consumption rates, such as those published by the Canadian Standards Association (CSA) have been established for most products. Efficient energy consumption is established on a comparative basis. However, at present a generally accepted baseline does not exist as current energy efficiency standards are product and program specific. Standards have been developed based on data gathered by organizations such as the New Building Energy Code, the American Society of Heating, Refrigeration and Air-Conditioning Engineers (ASHRAE), Ontario Power Generation, the National Research Council of Canada (NRC), the Canada Mortgage and Housing Corporation (CMHC), the Ontario Ministry of Environment (MOE), Natural Resources Canada (NRCan), the CSA and BC Hydro Power Smart.

Technological advances are continually improving efficient energy consumption by appliances and fixtures. Internationally recognized eco-labelling organizations such as the Canadian Environmental Choice^M program or the American Green Seal program have developed energy consumption guidelines for specific product types that provide a quantifiable definition for energy efficiency standards of environmental merit that are technologically attainable. The specification or selection of products that are considered energy efficient provides reduced environmental impacts by curtailing the environmental costs that are associated with the generation of electricity, such as carbon dioxide production from the burning of fossil fuels or the flooding of lands by building hydro-electrical dams.

Energy Savings

Energy savings identify materials and products that are non-energy consuming, but contribute to improved energy consumption through their intended use. While performance standards exist for many construction products in most cases these ratings do not provide information regarding potential energy savings. For example, formulas are in existence that calculate the R-value or thermal rating for many thermal-building products, but this information does not indicate how much energy will be saved as a direct result of the product's application or use.

Most energy utilities provide literature supporting the reduction of energy use through the use of these non-energy-consuming products. Many of the eco-labelling programs like the Environmental Choice^M program address building materials that provide energy savings. The guidelines for these products also address other environmental issues such as recycled content and emission rates. The savings realized from the application of energy saving products are very specific.

4.10 Energy Management

Increased economic development can be achieved through proper management of resources while minimizing environmental impacts. Renovation projects or new construction proposals provide opportunities for the incorporation of energy reducing measures. When dealing with renovation, recapitalization and fit-up projects, the greater the scope and the more complex the proposed renovations, the more opportunities there are for energy efficiency improvements. For new construction projects there are numerous opportunities to incorporate energy reducing measures.

Facility managers should remember to look beyond the immediate scope of the project for opportunities to minimize energy use. When an energy reducing measure is implemented, the goal should be to ensure that the estimated savings are optimized and maintained during the useful life of the initiative and beyond. It is not uncommon for savings to fall off due to poor operational and maintenance practices. For example, energy efficient products installed during a retrofit are sometimes replaced by less efficient products when they reach the end of their useful lives. One of the ways to prevent this from happening is to develop an energy management plan that includes guidelines to ensure that energy reduction is an ongoing activity.

A long-term energy management plan helps facility management to identify and include energy reducing measurements into their ongoing planning and to integrate energy efficiency into the day-to-day operation of the organization. Bundling energy efficiency projects to maximize cost-effectiveness is one of the elements of an effective energy management plan.

Three elements are essential to the effective management of a project's energy reducing components.

1. Assemble an In-House Team

Implementing energy reducing measures is a complex process entailing many activities. A competent Energy Reducing Management Team is essential to the success of the project. The team should be assembled very early on in the project process and should meet frequently to review progress. The team should include both technical and non-technical expertise and should reflect both management and operational perspectives.

2. Accessing the Experts

When integrating energy reduction into a project, the range of technical expertise required is diverse and different capabilities may be required at various stages. One particular area of importance is Indoor Air Quality (IAQ). In the event that the energy reducing measures will include upgrading the building envelope to reduce heat transference through air infiltration the actions may containerize interior pollutants that will negatively impact upon the health and comfort of the building occupants. This issue should be specifically addressed throughout the project.

Depending on the size and complexity of the project, a facility manager may need to look to outside resources for assistance in the following areas:

• Energy auditing,
• Costing and economic analysis,
• Architectural and systems design,
• Engineering,
• Indoor air quality analysis,
• Construction procedures,
• Commissioning,
• Staff training,
• Maintenance and monitoring, and
• Co-ordination of activities.

3. Energy Performance Contracting

Energy Service Companies are private sector companies that provide energy performance contracting (EPC). These companies provide technical expertise during the planning and implementation stages of a project and can also help to manage the financial aspects of the project and minimize risk. EPC is a means of implementing energy efficiency into projects and reducing operating costs with minimal up-front financial expenditures. ESCos provide a full range of project expertise, as well as the procurement of capital resources needed to implement the project. Payment is based solely on the energy cost savings realized through the building improvements. Most of the technical, financial and maintenance risk are the responsibility of the energy management services supplier. The FBI program provides assistance in using the energy performance contracting approach.

Regardless of the extent to which energy service professionals are used in a project, facility managers should be aware of basic energy efficiency principles and options. This awareness will be an important element in the development and implementation of a long-term energy management plan.

4.11 Integrating Energy Reduction

Listed below is a framework for the activities that may be required for the implementation of energy reducing measures. The sequence and scope of the phases may vary between projects.

Define the Scope of the Project

Understanding the project objectives and budget will help to determine whether or not the project appears to offer opportunities for incorporating energy reduction measures. Acceptable financial payback periods and project timelines must also be determined. More detailed technical information is provided in Section 5.

Research

This stage involves a preliminary assessment of the financial benefits that can be achieved by implementing energy reducing systems and measures into the design. The research phase should involve an estimate of approximately how much energy can realistically be saved and what costs are associated with implementation.

In the case of an existing facility, reviewing records and conducting an energy audit will provide valuable baseline data. This activity allows the project team to understand the facility's present energy costs and establishes a pattern of energy use. The audit will also identify the areas of high energy consumption and the sectors where the greatest energy savings can be achieved. Engineering studies should be able to provide projected energy costs and patterns for new construction projects.

The Energy Audit

An energy audit identifies the specific pattern of energy use. It will indicate where proposed refits will affect energy uses in the facility, and what types of energy reduction measures will provide the greatest benefits. An extensive audit will address aspects of energy conservation, energy efficiency and energy savings. For example, if occupants leave lights on at the end of the day, the audit may suggest that refits include occupancy sensors and lighting controls that automatically turn off lights when rooms are unoccupied.

The energy audit can be a brief walk-through exercise, or it can be a detailed full energy audit. The level of effort for the audit should be consistent with the scope of the proposed refits.

An energy audit is a systematic approach for gathering information about the energy use of a facility, including HVAC, water heating, lighting, office equipment and other energy consuming equipment. It covers all equipment types, usage, and activity levels, and provides answers to the following critical questions:

Who: the audit will determine which tenants or human activities of the facility consume the greatest amount of energy.

When: the audit will determine a pattern for energy use, that will identify times or activities of highest energy consumption.

Where: the audit will gather data on the energy consumption of the equipment such as HVAC and water heating appliances.

What: the audit will identify areas that should be targeted to reduce energy consumption.

Table 4.2 Approximate Energy Consumption by End Use in a Typical Office Building

Review Existing Energy Records

Energy use peaks can be identified by looking at the building's history of energy use over the course of a year (from meter reading data taken from utility bills) and graphing and tabulations of monthly energy bills for at least two years.

Define the Project's Energy Reduction Plan

This stage defines the scope, costs and estimated benefits of the project's energy reduction plans. This task should build on the results of the energy audit and the record analysis. Several factors will guide the development of the energy reduction plan.

Three areas that should be examined are:

• Interest in working with the FBI Program: any concerns that the project team might have about financial and management constraints can potentially be addressed through the FBI Program and the provision of energy management services from ESCos. The FBI Program should be contacted for an initial consultation.
• Investment threshold: the department or individual operation within the department, may have a specific threshold for this type of investment
• Other needs and priorities: clearly, the energy reduction investments need to be examined in light of other considerations such as timing. Sometimes the renovation has to be implemented too quickly to allow enough time for energy reduction upgrades.

Implement the Energy Reduction Plan

During this stage the energy reduction plan is put into action. Implementation takes place once the design is finalized and the budget is set and approved. In occupied facilities, occupants should be inconvenienced as little as possible during this step. Implementation includes a number of activities that will be co-ordinated with the overall renovation project. For example:

• Prepare project specifications consistent with meeting the energy reduction goals.
• Initiate a tendering process. This should include a site visit and meeting with potential energy subcontractors to share project objectives and to communicate the mandatory requirements.
• Review the tenders and award contracts as required.
• Acquire the required energy efficient equipment.
• Manage the project during the construction phase.
• Work in partnership with all others involved in the renovation.

The Energy Reduction Management Team members should be briefed and have their implementation responsibilities assigned to them. A timetable and list of milestones should be established. The team should also monitor the on going implementation process.

Commissioning and Training

Commissioning of the energy reducing components of the project has two important objectives, both directed at achieving the targeted energy savings. They are:

• to ensure that the specified equipment is installed and working properly, and
• to ensure that the targeted energy reduction levels will be sustained throughout the lifetime of the specified measure.

Commissioning usually has both a technical and training component. The technical component involves testing the installed equipment, making adjustments as necessary and developing operation manuals when required. The training component focuses on instructing staff and occupants on how the new equipment should be properly operated and maintained. Cleaning staff should also be included in the training programs. They are on-site long after other occupants have left and often have to shut down equipment that is left on unnecessarily after hours.

Information sheets can make training easier. They provide brief, user-friendly and site-specific information about the equipment that has been installed. They are particularly useful in cases where the manufacturers' manuals are complex.

After commissioning, all systems should be working properly and building staff and occupants should know how to use the new equipment. The commissioning should ensure that occupants get the service they expect with the new equipment. In turn, they will not be tempted to turn off or disable equipment that does not provide adequate service.

Promote Energy Awareness

Building occupants should be made aware of energy reduction issues. Awareness of the issues surrounding energy use promotes a better understanding of the energy reduction improvements that have been made in the facility. It encourages occupants to use all new features and products properly. Experience has shown that 'aware' occupants and staff are more motivated to do their part to save energy than those that are 'unaware'. They make greater efforts to operate new equipment correctly, rather than disregarding it or simply turning it off.

Communications professionals who specialize in energy programs can make the difference between a routine energy awareness program and an excellent program that brings concrete results. Promoting energy awareness should be part of any long-term energy management plan.

Maintain the System

Routine preventative maintenance of new equipment and systems brings a number of benefits. They are:

• ensuring that the energy savings are maintained, or increased, long after the renovation is completed,
• prolonging the life of the equipment, and
• reducing disruptions from unscheduled equipment breakdowns.

Scheduled preventative maintenance programs sometimes mean higher up front costs, but they make good business sense. In the long term, the reduced energy costs, reduced replacement costs, longer equipment life and increased productivity will save money.

Maintenance usually involves a number of tasks. The first is to review manufacturer's recommendations and use these as a basis for establishing a maintenance program. The maintenance program should include a schedule of activities and an assignment of responsibilities. A thorough commissioning procedure will include a recommended preventative maintenance program.

4.12 Monitoring The System

Management should review monitoring data on a regular basis. The results should be compared against the energy savings potential calculated during the research phase and used to track and update energy reduction goals. A regular monitoring program lets management know if the projected energy savings are on target. It keeps track of energy use and allows ongoing evaluation of the energy reduction measures.

Monitoring can be a simple or a complex activity. At the most basic level, monitoring means reviewing utility bills - but this provides only financial information and can be deceptive due to increasing electrical costs. At the most complex level, monitoring involves sub-metering of parts of a building or of specific equipment. While costs are associated to establish this process the information it produces is more accurate and useful when evaluating the effectiveness of the energy reduction program.

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