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5 Ways Commercial Buildings Are Wasting Energy

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Commercial buildings—our offices, schools, hospitals, restaurants, hotels and stores—consume nearly 20% of all energy used in the United States, and we spend more than $200 billion each year to power the country’s buildings.

Unfortunately, much of this energy and money is wasted. A typical commercial building could save 20% on its energy bills simply by commissioning existing systems so they operate as intended. If a facility manager knows where to look and what changes to make, unnecessary costs can be eliminated.

Here are five building areas that should be checked and strategies to minimize energy waste.

WastedEnergy-ElevatorAging Elevator Components

When was the last time your elevator’s efficiency was evaluated? Can you remember? You’re not alone if it’s been awhile, but new technologies can make a big dent in your elevator’s energy draw. If you have a hydraulic version for a low-rise building, improvements such as properly adjusting valves, implementing sequential standby modes, and improvements to the cab such as door-operating motors can save up to half of elevator energy use. Additionally, be sure to take a look at advanced software packages that can streamline elevator operations while improving efficiency.

WastedEnergy-BolersBoilers Left Unattended

It’s not the most glamorous of tasks, but keeping your building’s boiler properly maintained can not only ensure continued performance but can also maximize its efficiency. Make sure the tubes and traps are clean and clear – if they’re obstructed, they can block heat flow and compromise the boiler’s efficiency. Keep in mind that if your boiler uses #2 fuel oil rather than natural gas, you may have to check more often as the fuel oil does not burn as cleanly as gas, leaving soot that reduces efficiency.

WastedEnergy-MotorsMotors On Overdrive

Optimizing motor speeds with variable frequency drives can not only cut energy use, as a 20% reduction in speed creates up to 50% energy savings, but it can also extend the life of your equipment. VFDs can be useful for equipment such as chillers, cooling power pumps, air handling units, and others. Don’t forget to check to see if your state’s energy office or local utility offers demand-side management rebates for VFD implementation, which can help offset the initial cost and produce even bigger savings.

WastedEnergy-HVAC CoilsDirty HVAC Coils

How are your condenser coils performing these days? If their performance isn’t what it used to be, some cleaning may be in order as the DOE reports that a dirty condenser coil can increase energy consumption up to 30%! Not only that, but failing or degrading coil performance can cause IAQ to suffer and reduce your motor’s functional life. To avoid these issues, schedule annual HVAC coil cleanings to ensure nothing’s building up.

WastedEnergy-OverboardLightingGoing Overboard With Lighting

While your office space should be adequately lit, improperly placed or overpowered light fixtures can create strain for busy occupants and can also jack up your electricity bill. Polling your occupants to learn how they feel about the illumination in their space is a good start, but a light meter that measures footcandle readings can also be a valuable tool for interpreting light levels and assessing whether or not they should be changed.

 

Source: Buildings

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Cloud-Ready Office Space A Key Criterion?

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What criteria do companies use in choosing office locations?

Many are obvious, as they have been important since high-rises first began to dot the U.S. landscape: centralized location, convenient highway or public transit access, adequate office space, ample parking, and amenities like in-building or nearby food vendors.

Increasingly, though, facility managers and the executive teams they work with are assessing a latter-day criterion that is becoming as important as any: Is the building “cloud-ready”? Companies are ever more reliant on high-speed network connectivity to the Internet and other essential services, including access to public or private clouds—which are a popular alternative to on-site servers by providing secure storage of, and access to, data and software programs.

Buildings that are not “cloud-ready” are (in the minds of many decision makers) about as useful as offices without electricity or bathrooms. Consider these statistics: Global IT traffic has increased more than fourfold in the past five years, and will increase threefold over the next five years. And, the number of devices connected to IP networks will be nearly three times as high as the global population in 2017.

As Candace London, senior vice president for Spectrum Commercial Real Estate Solutions concurred, the question from those seeking office space used to be: “does the building have high-speed Internet?” but in the near future, the question will be “is it cloud-ready?” So, yes, the ability to connect seamlessly to the cloud, via the Internet, is a 21st century essential.

While many service providers offer high-speed, broad-bandwidth network access, and others offer a full complement of cloud services, very few offer both. And those that do are finding growing numbers of customers, ready to sign up for their services.

Another important consideration is that today’s facilities don’t have to be physically located on a fiber optic network to access cloud services–as long as they are close. Many fiber providers are now extending their networks to “near-net” buildings that are a short distance (within 1,500 feet) of their fiber rings.

What exactly is a cloud-ready building? It has one or more providers who have installed high-speed connectivity to the building’s basement equipment room (on-net) or who, in a matter of days/weeks, can complete a build-out to connect the building to its nearby fiber-optic network ring (near-net).

As network connectivity to the building is being established, it is a relatively simple process of running the chosen fiber-optic network cables into the particular floor or suite requesting it. Then, the right network provider can optimize use of the network to take advantage of one or more cloud services—such as data storage, security and redundancy—that not only protect a company’s vital data, but enable fast access to it.

The reasons why so many companies are choosing cloud services are numerous. But most are directly or indirectly tied to the one factor that impacts most business decisions: money.

Cloud-readiness is increasingly viewed by many as a growth enabler for their organizations—both from an IT perspective because critical IT staff can shift from systems management functions to business process enhancement; and from an operations standpoint as business functions and workforce can grow quickly and efficiently.

Cloud computing reduces costs in a number of ways:

  • Lower Capital Costs. Companies that build and manage their own data rooms incur sizable upfront costs in purchasing the requisite equipment, along with the expense of ongoing maintenance fees. Those costs are almost eliminated by using the cloud.
  • Lower Utility Costs. Plenty of electricity and air conditioning is required to power and cool server rooms, and those fees can be reduced drastically if all or most IT assets are shifted to the cloud.
  • Real Estate Savings. Businesses can free up office space by moving the location of servers and other equipment typically needed when most IT management occurs on-site to an off-site location instead.
  • Personnel Savings. Whether using public cloud services, private cloud services, or a hybrid cloud solution, businesses require less headcount to monitor and manage the network.
  • Agility. Companies who contract for cloud services only pay for what they need on demand, and can usually, depending on the provider, quickly scale their IT infrastructure needs up or down based on seasonal growth patterns or other marketplace factors.

Cloud-readiness offers direct benefits to facilities managers, as management-specific applications to configure, monitor, and control building systems such as access security and energy management. Computerized maintenance and management applications (CMMS) have also moved to the cloud. These solutions help track repairs and preventive maintenance work orders as well as managing inventory and tracking building assets. There are also cloud based solutions for incident management, space planning, and visitor registration.

One of the biggest benefits of running building management applications in the cloud is anytime access to the application and to the alerts, analyses, and status reports they deliver. Managing buildings from the cloud also allows a facilities management team to manage multiple locations in real time from the central office.

Facility managers who embrace the importance of both high-speed networks and cloud based availability will find they have more time for forward thinking, because they can spend less time staying on top of management and maintenance issues.

 

Source: Today’s Facility Manager

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Where Facilities Managers Begin To Save Energy

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Everyone wants to save energy; everyone feels the pressure to reduce costs and improve the bottom line of their business in a lousy economic climate.

Energy Savings Companies (ESCOs) come in two varieties, guaranteed savings or non-guaranteed savings. So where does the facilities manager start? The answer: get an energy study done.

Common Sense
First and foremost, be honest about the goal of your energy savings program. Whomever you hire needs the facts so they can get down to serious work and be successful. You owe them your honesty to give the energy savings program a chance of working out to your company’s benefit.

Before the Study
Utility Bills: This is like the EKG for your building. Compile the bills and understand them. Know the patterns so you understand how much energy your building is using during the day, the night and season to season. Make a spreadsheet, trend the data and study it.

Metering: This is the calorie counter of your building. The biggest loads should be metered. You cannot save where you do not measure. ESCO’s of all stripes will implement metering strategies early on, so get this done to be in charge of baseline data and save money.

Equipment: Make a detailed list of every piece of energy consuming equipment in the building with all of its pertinent data. This quest to save energy can quickly move from merely saving money to asking yourself why you are behind on maintenance, since well-maintained equipment uses less energy. Get ROI quotes now.

Lighting: Knowing how everyone circulates through the building at every hour will help you to understand lighting needs within your facility. Carefully scheduling lighting patterns can far out-pace the payback period of a re-lamping project. Get quotes with pay-back periods for controls and re-lamping to compare.

Building Envelope: Invest in an infrared camera or have an IR scan done by a professional to know where the heat is going in your building. An IR scan may show an area that has been vexing you for years. Execute a plan to plug the holes, and do it now.

Controls Strategies: Make sure your building works well. This is the place where the ROI is typically the most attractive for energy projects.

Now you’ve got a list of things you can control, all you need is time and money. So, let’s look at what is really working against you (apart from time and budget crunches) in all of this.

Human Behavior
The occupants in your building are people. People have habits, both good and bad. It is nearly impossible to change these habits, especially when it comes to their work environment. All day employees give their sweat and effort, so they demand comfort. To better provide this comfort, ESCO’s need your common sense and understanding of the building and its occupants to truly weigh the validity of the Energy Savings Measures (ESM’s) they propose.

Handling energy in buildings is one of the biggest issues facing facilities managers, and most aim to become better stewards of the planet’s resources. No matter how old or what type of building you manage, there is something more you can do to make the energy spending go down. However, obtaining the money to implement it and the sheer will (and consensus) to make the changes are the biggest impediments to any challenge, that and the human behavior thing.

 

Source:  Facilities Magazine

 

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