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Operations and Maintenance Essentials

Operations and Maintenance Essentials. Green Professional Building Skills Training. COURSE OBJECTIVES. To understand: How to measure the performance of your building The role of the building envelope and how to improve its impact on the interior environment

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Operations and Maintenance Essentials

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  1. Operations and Maintenance Essentials Green Professional Building Skills Training

  2. COURSE OBJECTIVES To understand: How to measure the performance of your building The role of the building envelope and how to improve its impact on the interior environment Ways to improve and minimize water use How heating and cooling systems work and how they can be improved Page 1

  3. GPRO Certificate Holders

  4. 1 OPERATIONS AND MAINTENANCE IN GREEN BUILDING Page 2

  5. A Green Building A green building is designed, constructed and maintained to minimize adverse environmental impacts and to reduce energy consumption, while contributing to the health and productivity of its occupants.   A key component is consideration of the building's impacts and performance over its entire lifespan. LEED Gold Building, NY

  6. Sustainability is about using less by using smart U.S. Energy Used in Buildings U.S. Potable Water Used in Buildings 40% 12% Why Sustainability in Building Operations Matters Page 2

  7. The Whole-Building Approach All these complex systems work together, whether they are working well or not. Why Sustainability in Building Operations Matters Page 3-4

  8. The Role of Building Superintendents, Managers, and Engineers • Observe building systems • Monitor operating systems • Measure electric, water, and fuel use • Assess problems (high bills, tenant complaints) • Tune existing equipment • Install new green equipment • Auditing and Retro-Commissioning The Role of Building Superintendents, Managers, and Engineers Page 5

  9. TEST YOURSELF: Why does sustainability in building operations and maintenance matter? Why use a "whole-building" approach when thinking about operation of a building's facilities? Give an example of how the operation of one facility system in a building affects another of the building's systems. Page 5

  10. 2 BUILDING PERFORMANCE METRICS Page 6

  11. How Water Usage is Measured • Gallon (gal): volume • Gallon per minute (gpm): fluid flow • Cubic feet (cf) and Hundred cubic feet (HCF or CCF): large volumes Water Meter How Water and Energy Usage is Measured Page 6

  12. Water Bill Analysis • 1 cubic foot (cf) = 7.48 gal • 1 HCF = 748 gal How Water and Energy Usage is Measured Page 6

  13. How Electric Power is Measured • Electric Power = a rate, measured in Watts (W) • 1 kilowatt (kW) = 1,000 W • 1 megawatt (MW) = 1,000 kW= 1,000,000 W High-voltage Power Lines How Water and Energy Usage is Measured Page 7

  14. How Electric Consumption is Measured • Electric energy = an amount, measured in kilowatt-hours (kWh) • 1 kilowatt (1,000 W) x 1 hour = 1 kWh • 100 watts (100 W) x 10 hours = 1,000 watt-hours (Wh) or 1 kWh Electric Meter How Water and Energy Usage is Measured Page 7

  15. Peak Demand • Maximum power drawn during some time period, usually a month. • Measured in kilowatts (kW) • Demand charges can be a substantial part of your utility bill. Blackout, Eastern U.S. August 17, 2003 How Water and Energy Usage is Measured Page 7

  16. Hourly Electric Load Data Some measures can reduce demand load AND consumption. Before Repair After Repair How Water and Energy Usage is Measured Page 8

  17. How Fuel Consumption is Measured • Electricity in kWh • Gas in therms • Steam in Mlb • Oil in gallons Meters How Water and Energy Usage is Measured Page 8

  18. How to Compare Different Heating Fuels 1 therm = 100,000 Btu, or the energy equivalent of burning 97 cf of natural gas. How Water and Energy Usage is Measured Page 8

  19. Site Energy • Total amount of energy delivered to a building = • Fuel use (Btu) + electricity use (kWh converted to Btu) • To convert electric energy to heat units: • Use 3,413 Btu/kWh How Water and Energy Usage is Measured Page 9

  20. EXAMPLE 1: SITE ENERGY QUESTION: A building consumes 500,000 ft3 of gas and 200,000 kWh of electricity per year. Gas energy content is 1,030 Btu/ft3. Electric energy content is 3,413 Btu/kWh. What is the site energy? How Water and Energy Usage is Measured Page 9

  21. EXAMPLE 1: SITE ENERGY ANSWER: The site energy is the sum of the energy content of the gas and electricity used: SiteE = 500,000 ft3/year x 1,030 Btu/ft3 (Gas) + 200,000 kWh/year x 3,413 Btu/kWh (Electricity) 515,000,000 Btu/year + 682,600,000 Btu/year = 1,197,600,000 Btu/year or 1,198 MMBtu/year (each "M" means 1,000, so "MM" means one million) How Water and Energy Usage is Measured Page 9

  22. Source Energy The amount of energy used to generate electricity (which will be used by a building). To convert electric energy to source energy: Use 11,400 Btu/kWh Useful electrical energy is only 1/3rd of source energy How Water and Energy Usage is Measured Pages 9-10

  23. EXAMPLE 2: SOURCE ENERGY QUESTION: What is the source energy of the building in Example 1? The conversion value of the electric energy to source energy is 11,400 Btu/kWh. How Water and Energy Usage is Measured Pages 9-10

  24. EXAMPLE 2: SOURCE ENERGY ANSWER: The source energy is the fuel delivered to the building added to the fuel used at the power plant to generate the electrical energy used in the building: SourceE = (500,000 ft3/year x 1,030 Btu/ft3) + (200,000 kWh/year x 11,400 Btu/kWh) = 515,000,000 Btu/year + 2,280,000,000 Btu/year = 2,795,000,000 Btu/year or 2,795 MMBtu/year How Water and Energy Usage is Measured Pages 9-10

  25. COMPARE: SITE ENERGY vs. SOURCE ENERGY SiteE = 1,198 MMBtu/year SourceE = 2,795 MMBtu/year How Water and Energy Usage is Measured Pages 9-10

  26. Carbon Footprint Carbon footprint from electricity generation varies dramatically depending on the fuel source. U.S. electricity generation by type of energy in 2009 How Water and Energy Usage is Measured Page 10

  27. POP QUIZ: What is the most expensive fuel?

  28. POP QUIZ: Data for Dec 2010-Jan 2011 updated April 2011

  29. EXERCISE QUESTION: What factors affect your energy bills?

  30. Electricity Bill Analysis • Consumption (kWh) • Demand (kW) • Supply and Delivery charges may be on separate bills (both have consumption and demand charges) Water and Energy Bill Analysis Page 10-11

  31. Benchmarking: Determining Water and Energy-Use Efficiency • Benchmarking is an important component of any energy management program because it helps you establish a baseline of energy or water use. • Energy Use Intensity (EUI) • The most common measure for energy benchmarking • Represents the total fuel burned and electricity consumed on a per-square-foot basis, per year • Typically reported as source energy Benchmarking: Determining Water and Energy-Use Efficiency Page 12

  32. Source EUI • Can be determined for different energy sources by following these steps: • Convert energy sources to Btu (see conversion chart 2.6 on page 8 in your manual) • Add up all Btu from all energy sources to find the total Btu used in one year (= source energy/year) • Divide the source energy by the building's habitable floor space (= source EUI in Btu/sf/year) Benchmarking: Determining Water and Energy-Use Efficiency Page 12

  33. EXAMPLE 3: SOURCE EUI What is the source EUI of the building we looked at in the section on site energy and source energy? It's useful floor area is 23,000 sf. Benchmarking: Determining Water and Energy-Use Efficiency 12

  34. EXAMPLE 3: SOURCE EUI We found the source energy to be 2,795 MMBtu/year so: Source EUI = 2,795,000,000 Btu/yr 23,000 sf = 121,522 Btu/sf/year Benchmarking: Determining Water and Energy-Use Efficiency 12

  35. Tools for Energy and Water-Use Efficiency Portfolio Manager is EPA's tool to compare buildings to each other: https://www.energystar.gov/istar/pmpam/ Benchmarking: Determining Water and Energy-Use Efficiency Page 13

  36. What About the Weather? Building performance is directly affected by weather. The more extreme temperatures are, the harder a building's systems will work to keep its occupants comfortable, which will use more energy. What About the Weather Page 13-14

  37. Heating Degree Days • A Heating Degree Day (HDD) is a measure used to compare the severity of winter temperatures. • Help us estimate the amount of fuel used for heating in a winter season • Compare buildings in different climates • To calculate the annual HDD: • Find average daily temperature • Subtract from 65ºF • Add all HDDs for entire season What About the Weather Page 13-14

  38. CLASSROOM EXERCISE: What About the Weather? Page 13

  39. Heating Energy Index • Heating Energy Intensity (HEI) = Btu / sf / HDD • Btu = Total energy used for heating per year • sf = Area of entire building (in square feet) • HDD = Heating Degree Day Heating Energy Index Page 14-15

  40. Calculating Btu HEI = Btu/ sf / HDD Add up all fuel used for the year Subtract the amount used for domestic hot water Multiply by the Btu conversion for each type of fuel Heating Energy Index Page 15

  41. Calculating Area HEI = Btu/ sf / HDD Measure the floor space of the entire building in square feet Include the basement spaces if they are conditioned What About the Weather? Page 15

  42. Calculating Heating Degree Days HEI = Btu/ sf / HDD Take the average daily temperature Subtracting it from 65° F (example: For a day with a high of 40° F and a low of 20° F, the average would be 30°F, HDD for that day = 35).   Add heating degree days up for an entire season Heating Energy Index Page 15

  43. GROUP EXERCISE: See Classroom Exercise #1 on page 89 of your manual: Calculate the heating energy index (HEI) for the sample building. Page 82

  44. TEST YOURSELF: When would you measure water by cubic feet rather than by gallons? Why is it important to measure energy and water consumption? What is benchmarking and how does it help manage energy and water consumption? Why pay close attention to water and energy bills? What is an example of something that could cause a jump in your building's fuel bill? Page 15

  45. 3 THE BUILDING ENVELOPE Page 16

  46. The Function of the Building Envelope WARM AIR ESCAPES THROUGH LOUVERS AT TOP OF ELEVATOR SHAFT WET ROOF INSULATION LEAKS HEAT MISSING WALL INSULATION ALLOWS HEAT TO ESCAPE AIR INFILTRATION BETWEEN DOUBLE-HUNG WINDOW SASHES MISSING INSULATION AT SPANDREL ALLOWS HEAT TO ESCAPE The Function of the Building Envelope Page 16

  47. Heat Transfer • Three mechanisms of heat transfer: • Conduction • Convection • Radiation Heat Transfer Pages 16-17

  48. Managing Conductive Heat Transfer • Air is a poor conductor of heat, especially if it can't move. This makes it a good insulator. • Insulation is effective because it contains tiny pockets of air, which slow heat flow. • Minimizing heat flow reduces the energy demands on equipment, operating costs, and environmental impact. Heat Transfer Pages 17-18

  49. Thermal Resistance: R-Value • R-Value • Measure of thermal resistance • Expressed as heat flow per inch • Add up all the materials in the building assembly to get total R-Value • Insulation is only as good as the air sealing around it! Applying soy polyurethane spray-on foam Heat Transfer Pages 18-19

  50. Which Insulation is Right for You? • Batts • Boards / Rigid • Blown-in • Spray-on foam • Pipe Heat Transfer Pages 18-20

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