2010 Energy Audit Surovell Isaacs Petersen & Levy PLC

ENERGY CONSERVATION STUDY FOR –

SUROVELL ISAACS PETERSEN & LEVY, PLC

FAIRFAX, VA

Prepared for: Scott Surovell Prepared by: Verigreen Energy & Light Solutions

Ver i g r e e n ELS Page 2

PROJECT OVERVIEW

Verigreen ELS has been hired to conduct a small business energy audit and energy conservation measure (ECM) evaluation for the office of Surovell Isaacs Petersen & Levy (SIP&L). The office occupies the second and third floors of 4010 University Drive in Fairfax, VA. The analysis was accomplished by first performing an on-site survey in order to collect all the pertinent data on the existing conditions. Second, a utility analysis was completed on the previous 12 months of utility bills. This analysis generated a baseline for the building and determined the types and quantities of utility costs. Finally, ECMs were developed and evaluated for their relative cost effectiveness. Energy savings and ECM costs were determined using standard engineering methods and conservative estimates and assumptions.

The following is a preliminary report, which presents and summarizes the proposed ECMs for SIP&L. A building and utility overview are followed by the ECM analysis descriptions. Each ECM description includes the motivating “Issue,” the “Proposed Upgrade,” the quantified “Energy Benefits,” and the qualified “Facility Improvements.”

BUILDING OVERVIEW

4010 University Drive is located in Fairfax, VA. It is a freestanding office building with 20 to 30 offices on each of the second and third floors. There are 13,106 square feet of space. Lighting is primarily from standard 2x4 and 2x2 fluorescent lamps. Thermostat temperature settings are 66 to 68 in winter and 72 to 74 in summer. The office space is heated and air conditioned by seven electric heat pumps with a total tonnage of 30.5 tons. Overall Energy Utilization Index for this space is 46 versus the national average of 62. The lower EUI is probably resulting from the space being located in the upper two floors of the building. However, in winter there are uncomfortably cold areas located on the third floor near the elevator and in the area of the west Men’s Room despite the overall energy performance. Also, the conference room on the second floor is uncomfortably warm during the day in the summer, and more HVAC capacity added in an attempt to control temperatures in that space has not provided a solution. The library on the second floor also is cooler during the winter, and there have been some general complaints about comfort in the building.

UTILITY ANALYSIS

VERIGREEN analyzed the previous 12 months of utility consumption data as shown in the charts below: A detailed analysis was completed for the latest 12 months of electric utility bills. This analysis generated a baseline usage for the building and determined the types and quantities of utility costs.

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Electricity is distributed by Dominion Virginia Power and serviced


ELECTRICITY: Actual 12 Months

Actual kWh kWh Cost Total

November-09 10,371 $ 0.105 $ 1,089.00

Missing kWh - Used January 2010 Average kWh

December-09 15,920 $ 0.109 $ 1,729.55

January-10 28,640 $ 0.105 $ 3,018.13

February-10 15,840 $ 0.098 $ 1,558.07

XMarch-10 9,280 $ 0.108 $ 1,000.10

April-10 12,800 $ 0.101 $ 1,290.97

May-10 13,107 $ 0.103 $ 1,350.07

Before one-time DVP Tax Rate Base Settlement credits

June-10 19,894 $ 0.103 $ 2,049.10

Missing Bill - Used June 2009 with estimated kWh

July-10 9,200 $ 0.114 $ 1,048.31

August-10 16,160 $ 0.096 $ 1,555.12

September-10 14,480 $ 0.095 $ 1,373.75

October-10 10,880 $ 0.095 $ 1,038.38

176,573 $ 0.103 $ 18,100.55

Estimated Seasonal Versus Baseload:

Baseload Cost 115,406 $ .103 $ 11,830.27

Seasonal Cost 61,167 $ 0.103 $ 6,270.28

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The annual electric consumption for the 12 months ending September 2010 was 170,827 kWh at a cost of approximately $18,101* (an average of $0.103/kWh). Average monthly rates vary from approximately $0.1031/kWh in the winter to approximately $0.102/kWh in the summer. Approximately $6,270 of the total expenditure is considered seasonal cost. Figure 2-1 represents the usage and costs by month for October 2009 through September 2010.

*Before the DVP’s rate base settlement credits


Total energy used on-site for this office space was 602,467 kBtu. At 13,106 square feet, this area’s EUI (Energy Utilization Index) was 46 EUI compared to the national average for office space of 62 EUI. As mentioned previously, the lower EUI is probably resulting from the space being located in the upper two floors of the building. There are cost effective Energy Conservation Measures to be taken that make the space more energy efficient, save money, and provide greater comfort for the owners and employees of the firm.

(Data from Commercial Building Energy Consumption Survey (CBECS) by the Department of Energy’s – Energy Information Administration (EIA)).

LIGHTING SYSTEMS OVERVIEW

There are 245 T8/T12 Fluorescent lights employed for general lighting (Interior). A mixture of 97- 2x4 fixtures, 22- 2x2 fixtures and 7- 1x4 fixtures provide the primary source of interior lumens. In addition, 24 incandescent lights are used in restrooms and storage rooms, 8 exits signs and 63 recessed can fixtures represent the balance of the Interior light system. 4 Metal Halide lights (exterior poles) and 12 Metal Halide soffit squares over the parking garage are used for site lighting.

MECHANICAL SYSTEMS OVERVIEW

There are seven centralized electric air source heat pump split systems providing cooled or heated conditioned air to the space:

Lennox – Model HP29-060-7Y Serial: 5808D06211 5 Tons - 2 years old Carrier – Model: 25HBC360A500 Serial: 2110E22989 3 Tons – 1 year old Carrier – Model: 25HBR360A520 Serial: 0508E20630 3 Tons – 2 years old Carrier – Model: 38YG060500 Serial: 1891E46438 5 Tons – 19 years old Carrier – Model: 38YKC060300 Serial: 3497E03049 5 Tons – 13 years old

Figure 2-1 October 2009 - September 2010

Monthly kWh and Costs

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Carrier – Model: 25HCC530A300 Serial: 0610E20314 4.5 Tons – 1 year old Carrier – Model: 38YCC060560 Serial: 5002E00241 5 Tons – 8 years old

Total cooling tonnage of the units is 30.5 Tons. Units over 5 years old account for 15 Tons and among the units less than 5 years old, total tonnage is 15.5 Tons. Square foot space per ton of cooling is 437, which will provide comfortable conditions when equipment is operating at its optimum performance. Open filter slots with oversize filters allow unfiltered air to bypass the filters. That air most likely has deposited dirt on the evaporator coils, reducing performance of the units.

Open Filter Slot in Air Handler

Hot water is provided using one 50-gallon electric AO Smith ECT 52 210 hot water heater manufactured in 2001, and rated at 4,500 Watts. R-Value of the tank is R-16 and the energy factor is .91, both adequate factors.

One of the 5-Ton Carrier Compressors AO Smith Storage Tank Water Heater

AIR BARRIER OVERVIEW

While the building shell on the second and third floors is generally sound, there are holes in the building’s shell that create outside air infiltration serious enough to cause comfort issues in certain areas of the offices and to waste energy. Windows, with the exception of the conference room, are in good condition. They are insulated and sashes are tight.


The inspection during the 4th floor blower door depressurization plus pressurization by wind outside with 35 MPH gusts revealed issues outlined below.

Significant infiltration into the conditioned space is occurring through a large hole in the building envelope at the spot an exhaust duct accesses the outside, behind a roof soffit. It’s located over the suspended ceiling, above the outside door to the 3rd floor balcony where heat pump compressors are located. At the time of the audit, the rooms off the elevator were noticeably colder than average. The cold, infiltrating air was making it’s way past the ceiling tiles in the suspended ceiling and into the conditioned space. It is significant enough that there also undoubtedly is a significant loss of conditioned air (ex-filtration) during the hot summer months.

Unsealed Opening Around Exhaust Duct (Left Digital Photo) with Cold Air Infiltration Evident

In the 3rd floor ceiling, located over the suspended ceiling, penetrations for plumbing vents through it and into the attic space are unsealed and are allowing cold attic air infiltration, and ex-filtration of conditioned air during warmer months, in areas near bathrooms.

Unsealed Plumbing Vent Pipe Penetration


The gap between the plate supporting the roof structure and the outside wall allows outside air infiltration into the conditioned space behind.

Gap at Plate Supporting Roof

There are isolated openings in the steel framing allowing infiltration along the north wall above the suspended ceiling.

Example of Infiltration Point in North Wall (Same view, digital and infrared)

Air infiltration occurs through holes in the north wall at penetrations points for the heat pump lines running between the outside compressors and the inside evaporators/air handlers on the second and third floors. They are accessible above the suspended ceilings.

A 2nd Floor North Wall Penetration for Heat Pump Lines


Third Floor Heat Pump Lines Allowing Air Infiltration Through the Ceiling of the West Men’s Bathroom

THERMAL BARRIER OVERVIEW

Thermally, insulation is insufficient in the main attic and there are issues with areas of fiberglass batt insulation under second floor roof decks on the south side of the building. Significant issues exist with the insulation over the conference room. Windows in the building are sound, except for the conference room windows.

The difficulty in keeping the conference room comfortable during warm periods, despite added air conditioning, is attributable to the issues with insulation and windows. The problem with roof insulation can be seen from a vantage point above suspended ceiling tiles in the hallway, looking through holes in the drywall of the conference room wall above the suspended ceiling. Despite a very limited view, it is possible to see three fiberglass insulation batts are no longer attached to the rafters under the roof deck, having fallen down on top of the ceiling of the room. The batts appear


to be 5.5” fiberglass insulation with estimated R-Value of approximately R-21. Three batts represent about 25% of the roof area, and there is a good chance there may be more batts that have fallen but can’t be seen. At the time of the audit, around 3:30 p.m., the temperature outside was about 41 degrees and there was a weak late afternoon winter sun shining on the roof. The sheathing under the roof deck had the temperature as high as 81 degrees, and when a hot, summer sun is shining on the black roof for hours at a time with the southern exposure of the conference room, that sheathing probably heats to the 160-degree range, and radiates extreme heat into the room below.

Left Photo: Fallen Batt Insulation Exposes Roof Deck Sheathing Over Conference Room

Right Photo: 80+ Degree Temperature of the Sheathing when Outside Weather was 41 Degrees and Sunny

The conference room windows currently have film added to the inside glazing, and that blocks some solar heat gain. It is not very effective and with so much wall area in windows, solar heat gain is a problem. Window shades currently installed are not effective in reducing solar heat gain.

Large Glazing Area of the Outside Wall and the Window Curtain Temperature with a Low Winter Sun


Some insulation batts under the side roofs over office space are sagging, and are not in contact with the sheathing above. Insulation is ineffective if air can circulate between it and the surface it is mounted against.

Sagging Batt Insulation

The loose-fill cellulous insulation in the main attic averages approximately 4 to 5 inches and has an estimated R-Value of R-15, a 69% deficiency in the recommended thermal barrier for this climate, R-49.

Loose-Fill Cellulous Insulation Approximately 4 to 5 Inches, Estimated R-15


The attic scuttle’s cover is not weather-stripped nor is it insulated, so there is some air infiltration or ex-filtration in addition to conducted cold or heat through the cover.

Un-insulated Attic Scuttle Cover with No Weather-Stripping

PROPOSED ECM EVALUATIONS

ECM-1: Retrofit Exterior Lights with Induction Kits and Interior Fluorescent Fixtures with 2 lamps and a Reflector

Issue 1: There are approximately 97, 2x4 Fluorescent recessed fixtures (4 lamps each) throughout the office that use magnetic ballasts rated for 2 lamps. Most fixtures are currently using two of the four lamps even though four lamps are in place. There are approximately 22, 2x2 Fluorescent recessed fixtures (2 Ubend lamps each) that also use magnetic ballasts. These fixtures have prismatic lenses that diffuse the light to the occupied


space. In enclosed white painted fixtures like this, up to 25% of the light emitted from the lamps is lost inside the fixture or absorbed by the lens. Issue 2: The exterior lighting uses short life Metal Halide lights (10,000 hours) in poles and garage area which increase the frequency of maintenance costs and require high wattages. Moreover, it is possible that magnetic ballasts are in use and they can use a high efficiency electronic ballast. Issue 3: The recessed fixtures throughout the client waiting areas, lobby and a couple of offices use Incandescent floods which have short durability ratings and high wattages (a few Compact Fluorescents are in use which has helped lower the wattage in use). The Exit signs can be switched to LED Exit signs for better efficiency and durability.

Proposed Upgrade:

Retrofit interior 2x4 fixtures with two T8 28watt lamps and a new reflector that will direct up to 96% of the light down to the floor space. Install one high efficiency 2 lamp T8 electronic ballast with a ballast factor of 1.2 (to slightly increase light output) in each fixture. The addition of the reflector and new ballast will ensure that light levels are maintained from existing conditions even though the fixture will be using two lamps instead of three or four lamps. Retrofit the 2x2 fixtures with three T8 17watt lamps and a new reflector that will provide more light for less energy consumption. Also, retrofit all incandescent floods with either Induction (15-23watt, 60,000 hour durability) or CFL (15-25 watt, 8,000 hour durability) lights.

Retrofit exterior site lighting fixtures (poles and garage area) with Induction lamps. We recommend installing 100,000 hour rated Induction lamps at a wattage that is approximately half of current Metal Halide. Induction lamps will achieve a 50%+ reduction in energy usage and avoid maintenance costs associated with frequent bulb/ballast burnout experienced with current lights. Induction lamps will provide a very high Color Rendering Index (CRI) of 85 or higher, for seeing true colors very close to the effect of natural daylight (CRI = 100 for daylight by definition). This will improve security camera surveillance results and provide customers and employees with excellent visibility and sense of comfort when on the property.

Table 1: Estimated Energy & Cost Savings for ECM-1

# Description Initial Costs (with install) Ann. Cost Savings Simple

Payback

ECM-1 Retrofit Exterior/Interior Lights with Induction Lamps & T8/Reflector Kit $13,800 $3,850 3.6 yrs

ECM – 2: Install PermaFrost into Air Conditioning system

Issue: All air conditioning systems lose approximately 30% of original efficiency due to oil fouling in the first 5 years of operation. Half of the current RTUs are at least 5 years old and require a longer duty cycle to cool the office which leads to premature failure of the units. The newer units will continue to lose performance over time and can benefit from protection from oil fouling.


Proposed Upgrade: Install PermaFrost (one ounce of product per ton) into each air conditioning unit to eliminate oil fouling in the coils and compressor. This will restore original SEER performance, remove heat from metal surfaces faster, accelerate refrigerant flow and increase thermo-conductivity of the refrigerant, oil and metal. Life cycle of existing units may be extended with reduced operating cycles.


# Description Initial Costs Ann. Cost Savings Simple Payback

ECM-2 Install PermaFrost $4,495 $2,880 1.6 yrs

ECM – 3: Increase Main Attic Insulation to R-49

Issue: Loose-Fill cellulous insulation currently installed on the attic floor is estimated to provide only an R-15 thermal barrier, allowing excess cold or warm temperatures in the attic space to conduct through the ceiling and either cool or heat conditioned space, putting additional load on the HVAC systems. This also contributes to stack effect loads the zoned HVAC systems must overcome. This wastes approximately 331 heating Therms and 220 cooling therms annually.

Proposed Upgrade: Increase insulation R-Value of the main attic to R-49 by installing the appropriate amount of loose-fill blown cellulous insulation over the estimated R-15 cellulous or fiberglass insulation currently installed. This will increase the depth of the insulation from about 4+ inches to approximately 14 inches.


# Description Initial Costs Ann. Cost Savings Simple Payback

ECM-3 Install Main Attic Insulation to Achieve R-49 $8,500* $685.00** 12.4 yrs *Actual cost may vary. Assumes $1.40 per square foot product and installation cost. Bid for best price and quality. **Assumes 10.7 cents per kWh, an additional 34-R in thermal protection, and a 550 therm reduction in temperature loss through conduction in attic insulation.

ECM SUMMARY

Table 4 of this report is a summary of the ECMs selected for implementation. Implementing all recommended ECMs will enable SIP&L to achieve significant operational cost savings with an overall breakeven point of 3.8 years. Over the course of 10 years, savings will exceed $87,000 versus the $26,795 initial total cost. If ECMs are done in phases, VERIGREEN recommends ECMs 1 & 2 as priorities due to rapid breakeven and size of annual cost savings.

Implementation of all of these measures will reduce electric consumption by approximately 70,150 kWh. This would reduce greenhouse gas emissions by approximately 100,000 lbs CO2 (about 50 tons) per year, which is the equivalent of planting 10.7 acres of trees or removing 9.6 cars from the road every year


There will be additional savings in heating and cooling energy costs that will also accrue from the recommendations listed after the ECM summary, below.

Table 4. Recommended ECMs

# Description Initial Costs

Ann. Cost Savings Simple Payback

ECM-1 Retrofit Exterior/Interior Lights with Induction Lamps & T8/Reflector Kit $13,800 $3,450 4.0 years

ECM-2 Install PermaFrost $4,495 $2,880 1.6 years

ECM-3 Install Main Attic Insulation to Achieve R-49 $8,500* $685.00** 12.4 years

Total All ECMS $26,795 $7,015 3.8 years

*Actual cost may vary. Assumes $1.40 per square foot product and installation cost. Bid for best price and quality. **Assumes 10.7 cents per kWh, an additional 34-R in thermal protection, and a 550 therm reduction in temperature loss through conduction in attic insulation.

ADDITIONAL RECOMMENDATIONS FOR IMPROVING ENERGY EFFICIENCY OF THE BUILDING ENVELOPE AND IMPROVE COMFORT

1. Conference room:

� Use appropriate construction materials to block the opening in building’s outside wall where the duct to the outside is located, behind the roof soffit. Access to the area is through suspended ceiling tiles over door to 3rd floor balcony, where heat pump compressors are located. After blocking the opening, air-seal any gaps or cracks with caulk and/or 2-part foam sealant so there is no air infiltration around the duct. Re-insulate the area.

� Re-install fallen R-21 (estimated) fiberglass insulation batts under roof deck over the conference room to reduce the radiated heat from sunshine on the roof. An alternative to achieve greater effective R-Value may be to install 5 inches of closed cell spray foam under the roof deck to achieve approximately R-30. (An evaluation by a foam insulating professional would be needed.) Access to the roof deck through the conference room ceiling will be required in either case.

� Install low solar heat gain coefficient (SHGC), low E windows to reduce conducted heat from the outside and radiated heat from the sun into the room.

� An interim step to take in order to determine if #3, new windows, can be avoided is to install high quality, insulated window shades in the conference room to block radiated heat from the sun. Additionally, air-seal all cracks and gaps in frames and trim inside and outside the windows with caulk and 2-part foam sealant along with air-sealing sashes to frames with weather-strips or, if the windows will not be opened during milder weather, with caulk. Another option, if Fairfax City allows it, is to install awnings on the exterior to block direct sunlight from entering.


2. Air-seal the openings in the walls and ceilings at the penetrations for the heat pump lines connecting the compressors and the evaporators/air handlers with 2-part foam sealant.

3. Air-seal around plumbing vent stack pipes penetrating the 3rd floor ceiling/attic floor with 2-part foam sealant.

4. Weather-strip the opening of the attic hatch and insulate the hatch cover with polystyrene solid foam board cut-to-fit and glued to the top of the cover. (Alternative: Install an Attic Tent over the scuttle opening.)

5. Air-seal the gap between the outside wall top plate and the brick with caulk or 2-part foam sealant.

6. Air-seal openings in steel wall framing that are accessible from above the suspended ceilings with 2-part foam sealant.

7. Reposition sagging fiberglass batt insulation under side-roofs so it is properly installed.

8. Install properly sized filters in air handlers and magnetic filter slot covers to achieve proper function of the filters. (example: http://www.batticdoor.com/filterseal.html) A maintenance check of evaporator coils in air handlers is recommended.

ADDITIONAL ENERGY SAVING STRATEGIES

The following energy saving strategies are useful for office buildings to keep energy consumption low with minimal expenditures.

1. Measure and track energy performance.

2. Turn off lights when not in use or when natural daylight can be used.

3. Set back the thermostat in the evenings and other times when a building is unoccupied.

4. Educate tenants and employees about how their behaviors affect energy use.

5. Improve operations and maintenance practices by regularly checking and maintaining equipment to ensure it is functioning efficiently.

Documents

2010 Energy Audit Surovell Isaacs Petersen & Levy PLC